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Report to: Development Services Committee        &= nbsp;         Date of Meeting:  = September 19, 2006

 

 

SUBJECT:    = ;            &n= bsp;         RECOMMENDATION REPORT

      = ;            &n= bsp;            = ;             <= /span>Application for Temporary Use Zoning By-law Amendment to Permit Offices, Contractor Yar= ds and Outdoor Storage of New Vehicles

            =             &nb= sp;            =        Cosini Properties Inc.

            =             &nb= sp;            =        139 Langstaff Road East<= /st1:Street>, Thornhill     &nbs= p;     

            =             &nb= sp;            =        File Number:  ZA 06-120174

 

PREPARED BY:    =            Doris Cheng, Planner II-West District, extension. 2331<= /p>

 

 

RECOMMENDATION:

THAT the staff report entitled “Application for Temporary Use Zoning By-law Amendment to Permit Offices, Contractor Yards a= nd Outdoor Storage of New Vehicles, 139 Langstaff Road, Thornhill, File Number:  ZA 06-120174”, be received.  

 

AND THAT the application as submitted by Cosini Properties Inc. (ZA 06-120174), be refused.

 

A= ND THAT By-law Enforcement take action to ensure the property is brought into conformity with the existing zoning.   

 

EXECUTIVE SUMMARY:

The application is for a Temporary Use Zo= ning By-law Amendment to permit offices, contractor yards and outdoor storage of new vehi= cles in a Rural Industrial zone = with a holding provision [(H)R.IND.]. It is recommende= d that this application be refused for the following reasons: 

 

1)      The proposed zoning amendmen= t to permit offices, contractor yards and outdoor storage of new vehicles as a temporary use does not comply with = the temporary use criteria set out in the Official Plan and Thornhill Secondary Plan as follows:

i.          The subject lands are adjacent to similar uses which are also operating without= the requisite Town approvals.  The outdoor storage of vehicles with no associated business on the same lot onl= y adds to the general proliferation of this undesirable= use and the decline of a once predominantly residential neighbourhood.  Legitimizing the use through a tem= porary use by-law would further jeopardize the future redevelopment of the area and further legitimize the surrounding illegal uses.

ii.  &n= bsp;       The existing uses on the property are unlawful, inappropriate and contrary to t= he criteria for temporary uses.  = Significant physical changes and financial investment to the property have been underta= ken to accommodate the requested uses on the property.

iii.      =             The proposal is not consistent with the Town’s objectives for improvement= and redevelopment of the area, and is contrary to the Official Plan and Seconda= ry Plan.

 = ;

2)      The application = does not conform to the current provisions and intent of the Official Plan or Second= ary Plan Policies and the application is considered premature until the Langsta= ff Use Study is completed and recommendations are adopted by Council. <= span lang=3DEN-CA style=3D'font-family:Arial;mso-ansi-language:EN-CA'>

 

FINANCIAL CONSIDERATIONS:

No direct financial impact= on the Town have been identified at this time.

1. Purpose     &n= bsp;          2. Background = ;        3. Discussion &n= bsp;           4. Financial     &nbs= p;   5. Environmental

 

6. Accessi= bility       7. Engage 21st            = 8. Affected Units&nb= sp;      9. Attachment(s)

 

 

PURPOSE:

The purpose of this report= is to provide information regarding applications submitted by Cosini Properties I= nc. for a Temporary Use Zoning By-law for 139 Langstaff Road East, within the Thornhill Secondary Plan Area.

 

BACKGROUND:

Property and Area Context 

The subject property is situated on the south side of <= st1:address w:st=3D"on">Langstaff Road East, east of Cedar Avenue and the GO railway line, west of Essex Avenue, and north of the Holy Cross Cemetery.  The subject property is municipally identified as 139 Langstaf= f Road East and is situated within the Thornhill Secondary Plan Area (Figure 1).

 

The subject property has a lot frontage of 33.22 metres (108.99 feet) and a lot area of approximately 0.405 hectares (1.00 acre).  The site currently supports a one-= storey (972 ft²) building which was constructed in 1932 as a residential dwel= ling.  This residential building is curre= ntly vacant and in disrepair.  The front o= f the property, the side yards and the rear of the property has been fenced off with a 6 fo= ot chain link fence.  The property in i= ts entirety has been stripped of all soil and vegetation and is covered with compacted gravel and asphalt grindings.&nb= sp; The rear of the property is separately fenced off and is being used = for the outdoor storage of new vehicles.  The only vegetation on the site is within the road right of way with= in the drainage ditch, the side property line which has a few mature trees, an= d shrub planting at the base of the vacant building.  

 &n= bsp;

The application is for a Temporary Use Zo= ning By-law Amendment to legally permit the operation of offices, a contractor’s business and the outdoor storage of new vehicles.  Information at the Land Registry O= ffice indicates that the subject property was purchased in December 2003 and the = site is now used to store new vehicles.  <= /span>Adjoining the subject lands are:

  • To the north, Highway 407; 
  • To the north west, a GO Transit parking = lot;
  • To the south, Italdoor manufacturing company (23 Essex and 131 Langstaff);       &= nbsp;
  • To the west, a single detached dwell= ing that is currently being used as the offices for Faga concrete contract= or (137 Langstaff), Stone Mountain Rai= ling (135 Langstaff) and Toronto Fence and Deck (133 Langstaff);       &= nbsp;
  • To the east, Bruce Stewart Enterpris= es commercial warehousing within a building built in 1988 (143-145 Langst= aff), Royfoss wholesale and vehicle storage (147 Langstaff), and Platinum Contractors (153 Langstaff).

 

The Town is implementing a By-law Enforcement Program

The Town’s By-law Enforcement Department is currently implementing a prog= ram to review the uses operating in the Langstaff Redevelopment Area.  The implementation of this program= has resulted in orders to comply being issued on the subject property, as well = as properties situated within close proximity, including 3 & 5 Essex Ave, = 196, 197, 198, 199, 201, 203, 205 and 206 Langstaff Rd East.  The intent of this program is to b= ring properties into conformity with the zoning by-law.  In many cases, properties situated= in the Langstaff Area that are currently zoned Rural Industrial (R.IND),  Rural Industrial with a holding provision [(H) R.IND.] or Residential (R1) are being used for either the outdoor storage of vehicles or as contractor yards.  While a number of property owners = have recently brought forward applications for a temporary use to permit non-conforming uses, Council has been consistent in refusing the applicatio= ns.  The most recent application, submi= tted by the owner of 196 and 198 Langstaff Road East, was seeking temporary use zoning to permit a landscaping and snow removal business on lands currently zoned Residential (R1).  This application was refused by the Development Services Committee at their June 6, 2006 mee= ting. 

 

Co= sini Properties Inc. has also submitted Temporary Use By-law Amendment applicati= ons for 195 Langstaff Road East (ZA 06-120219), 201, 203, 205 Langstaff Road Ea= st and 3 and 5 Essex Avenue (ZA 06-120440) which have been circulated and revi= ewed by all Town departments and external agencies.

 

The proposal is for temporary use permissions

The applicant has requested a temporary by-law to permit the operation of an office, contractor yard and the outdoor storage of new vehicles.  This would include permitting the existing one-storey dwelling to be used for office purposes and the rear ya= rd to be used for the outdoor storage of new vehicles. 

 

Official Plan and Secondary Plan designations=

The subject lands are designated “Urban Residential” in the Official Plan and are further refined by the Thornhill Secondary Plan to “Medi= um Density Housing”.  The s= ubject property is situated within the Langstaff Redevelopment Area, as identified= in Section 14.1 of the Thornhill Secondary Plan, which details the policies for lands within this area.  The g= eneral intent of the “Medium Density Housing” designation is to provide for new residential communities comprised primarily of multiple forms of residential uses and associated commercial uses.  This designation applies to the la= nds located to the east of the CN railway to Bayview Ave, excluding the Langstaff Woodlot.       

 

Industrial or commercial uses and storage are not provided for in the Urban Residentia= l or Medium Density Housing designations.  However, both the Official Plan and Thornhill Secondary Plan include policies to provide for uses that do not conform, on a temporary basis, provided the proposed use meets the conditions identified in Section 7.3 e)= of the Official Plan and Section 14.3 of the Thornhill Secondary Plan.        =  

 

 

Applicable Zoning By-law

An amendment to the zoning by-law is being requested to permit offices, contra= ctor yards and the outdoor storage of new vehicles on a temporary basis (Figure 4).   The current zoning = is Rural Industrial with a hol= ding provision [(H)R.IND.] under By-law 2551, as amended (Figure 2).  This category permits industrial uses, including manufacturing, processing, packaging, bottling, printing, repairing or warehousing which a= re conducted wholly within enclosed buildings and which are not dangerous, obnoxious, or require municipal water supply or municipal sanitary sewers.<= span style=3D'mso-spacerun:yes'>  Show rooms and offices are also permitted under the R.IND zone category.&n= bsp; Retail sales, providing that they are accessory to permitted wholesa= le outlets and industrial uses conducted on the same premises, are allowed.  Storage of only new goods and mate= rials is permitted in the rear yard, providing that goods and materials are being used in conjunction with a permitted rural industrial use.  In instances where the Town has pe= rmitted the outdoor storage of new vehicles, retail sales office has been the prima= ry use on the lot, with outdoor storage as an accessory use (i.e. car dealerships).  Staff understan= d that the proposed outdoor storage of new vehicles will not be accessory to the proposed temporary uses (office and contractor yard) and will not comply wi= th zoning provisions.

    

St= aff are undertaking a review of Secondary Plan policies in the Langstaff Area<= /o:p>

The Langstaff Land Use Study = is underway.  Phase One has been completed and recommendations are anticipated in the first quarter of 2007.=   The purpose of the study is to rev= iew the appropriateness of the current Retail Warehouse (west of the CNR line) and Medium Density Housing (East of t= he CNR line) designations set out in the Thornhill Secondary Plan, in light of development trends over the past decade and rec= ent proposals including the proposed YRTP transitway improvements, the proposal= by the Region to acquire lands west of the CNR line for a transit works yard, = and a recent proposal for high density residential uses west of the CNR line.  This study may recommend changes t= o the existing Langstaff designations and/or policies as set out in the Thornhill Secondary Plan and the Official Plan (Revised 1987).  Applications that do not conform to current Official Plan or Secondary Plan Policies are considered premature u= ntil this study has been completed and recommendations adopted by Council. 


 

OPTIONS/ DISCUSSION:


Official Plan = Policies

As= set out in both the Town of Markham Official Plan= and the Thornhill Secondary Plan, a temporary use by-law may be enacted to allo= w a use that is not provided for by the Official Plan, provided that it meets t= he conditions identified in Section 7.3 e) of the Official Plan and Section 14.3(c) of the Thornhill Secondary Plan.&n= bsp; As discussed below, offices, contractor yards and the outdoor storag= e of vehicles not associated with a permitted use on the same lot contravene key criteria established in both of these documents.

 

Town of Markham Official Plan

 <= /p>

Se= ction 7.3 (e) of the Town of Markham Official Plan establishes the following conditions for permitting temporary uses: 

 

  1. Council may pass by-laws to authoriz= e the temporary use of land, buildings or structures for an appropriate purp= ose that is not permitted under the land use designation as shown on Sched= ule “A” – LAND USE, for a period of up to three years.

 

The proposal is not an appropriate use for the land or structure currently on t= he property.  The area is designa= ted Urban Residential under the Official Plan.=   The establishment of this use conflicts with policies outlined for t= he Urban Residential designation, which provides for residential uses.  The proliferation of these illegal= uses has resulted in the decline of the area as a viable residential area.  Authorizing the proposed temporary= use would set a precedent and further legitimize similar uses within the Langst= aff Area.

 

  1. Council, when enacting a Zoning By-l= aw permitting a temporary use, shall require that the proposed use is of a temporary nature and shall not entail any major construction or invest= ment on the part of the owner so that the owner will not experience undue hardship in reverting to the original use upon the termination of the temporary use provisions.  Requirements may be made in the By-law for provisions to restore buildings, sites, structures or uses to those in effect before enactme= nt of the By-law.

 

The proposed temporary use does not meet this condition.  The site has been substantially al= tered by changing the topography, stripping all vegetation and replacing the surf= ace with gravel and asphalt grindings to accommodate the storage of new vehicles.  The building on the property is currently vacant and in disrepair, and the entire property is fenced with a= 6 foot chain link fence and is secured with a padlock across the front of the property.  It is evident throu= gh past aerial photography that a significant amount of vegetation has also been removed from the subject property to allow for the storage of vehicles in t= he rear yard.  These actions repr= esent a significant investment and loss of amenity, which does not comply with the intent of a “temporary” use as set out in the Official Plan and Thornhill Secondary Plan.   

 

    iii.      =       Council may extend a Zoning By-law permitting a temporary use for further periods of up to three (3) years each, in accorda= nce with the provisions of the Planning Act, R.S.O. 1990, c. P. 13, provided su= ch extension does not jeopardize the long term development intentions for the subject lands/area as specified in this Plan.

 

This provision does not apply at this time.&nbs= p; However, permission, even for a first 3 year period will legally establish the use and may jeopardize the long term redevelopment of the Langstaff area.

 

 <= /p>

 <= /p>

Secondary Plan Policies =

 

The Thornhill Secondary Plan further expands on the Official Plan polices (Sect= ion 14.3 c)).  This section identi= fies certain tests against which an application for temporary use should be evaluated:

 

<= ![if !supportLists]>i)   &n= bsp;          “Not disruptive to neighbouring property own= ers and the general area...”

 

To ensure that t= he temporary use is compatible with the surrounding neighbourhood, the Seconda= ry Plan requires that the use should not be disruptive to the neighbouring property owners.  Visual impac= ts, noise, dust, parking and traffic, amongst other nuisance factors, are of particular concern. 

 

The subject land= s are adjacent to similar uses which are also operating without the requisite approvals.  While the proposed= use independent of its immediate surrounding context would not necessarily impa= ct the neighbouring property owners, the cumulative effect of converting these= properties for similar uses encroaches upon the remaining residential uses in the gene= ral vicinity.  Staff believe the p= roposed temporary would exacerbate = the effects of undesirable uses and the general decline of a once predominantly residential neighbourhood.  Permitting the illegal use through a temporary use by-law would further jeopardize the fut= ure redevelopment of the area and further legitimize the surrounding illegal us= es. 

 

<= ![if !supportLists]>ii)   &= nbsp;        “Any new buildings and site improvements sho= uld be temporary and minimal in nature”.=  

 

The property currently supports a vacant, one-stor= ey dwelling in disrepair.  No improvements= to the building are proposed at this time; however, the site has undergone several alterations to accommodate the illegal temporary use.&nbs= p; These alterations includes changing the topography, removing all vegetation, stripping all topsoil from the property, and surfacing the enti= re property with  gravel and asph= alt grindings.  =

 

<= ![if !supportLists]>iii)   =        “Existing, significant vegetation should not= be removed to accommodate temporary uses”.

 

This policy is i= ncluded in the Thornhill Secondary Plan in order to protect the natural environment.  It is evident by examining aerial photos from 2001 to 2005 (Figures 3, 5 and 6) that a significant number of trees were once located on the subject property.  Between 2002 and 2005, the majorit= y of the trees have been removed to accommodate the vehicle storage area on the property.   The only rema= ining vegetation on site includes a few trees along the south and east property l= ine, grasses within the boulevard, and a few shrub plantings at the base of the vacant building.  The property= in its entirety has been surfaced with gravel and asphalt grindings to<= span lang=3DEN-CA style=3D'mso-bidi-font-size:12.0pt;color:black;mso-ansi-langua= ge:EN-CA; mso-bidi-font-style:italic'> accommodate the outdoor storage of vehicles.

 

iv)   &= nbsp;      “Uses that require upgrading of existing municipal services should not be considered in the context of temporary uses”.

 

There are no municipal services to be constructed or improved at this time.  However, extensive alterations to = the site and removing all vegetation and surface topsoil have impacted the natural s= torm water drainage patterns of the area without Town review or approval.  As a result, the site generates an increase in surface runoff, erosion, sediment, and dust which will need to = be rectified on a larger scale at the time municipal services are installed.

 

<= ![if !supportLists]>v)   &n= bsp;        “Generally, extensive paving of parking facilities should not be essential or necessary to accommodate a temporary use”.

 

The entire site has been altered and surf= aced with gravel and asphalt grindings to accommodate vehicle storage without the requisite Town approvals or permits.  Although the owner proposes no significant changes to the site as a component of this application, The Town of Markham Parking = By-law requires all access driveways to any parking area to be defined by a curb of concrete or rolled asphalt or edges, defined by a fence, and maintained wit= h a stable surface which is treated to prevent dust or loose particles from tra= velling off site. 


 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

Aerial photograp= hy suggests the property once contained several mature trees which were removed between 2001 and 2005.  The en= tire site has been stripped of vegetation and surfaced with gravel and asphalt grindings to accommodate the outdoor storage of vehicles with the change of property ownership in 2003.  <= span style=3D'mso-spacerun:yes'> Environmental considerations includ= e the impact of removing all vegetation from the site which alters the naturally occurring overland flow routes, the erosion, sediment, dust and particulates generated from stripping the site and activity associated with the use, and= the potential for chemicals and lubricants from vehicles leaching into the grou= nd.

 

ACCESSIBILITY CONSIDERATIONS:

Not applicable

 

ENGAGE 21ST CONSIDERATIONS:

The= proposal does not align with any of the seven Corporate Goals.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to various Town departments and external agencies and their comments are reflected in this report. 

 

 

CONCLUSIONS

Based on this analysis, staff= are of the opinion that this application should be refused, as it does not meet= the criteria for a temporary use set out by the Mar= kham Official Plan and the Thornhill Secondary Plan, for the following reasons:<= o:p>

 

1)      The proposed zoning amendmen= t to permit the existing = office, contractor yards and the outdoor storage of new vehicles as a tempor= ary use does not comply with the temporary use criteria set out in the Official Plan and Thornhill Secondary Plan as follows:

i)      =             &nb= sp; The subject lands are adjacent to similar uses which are also operating without= the requisite Town approvals.  The outdoor storage of vehicles with no associated business on the same lot onl= y adds to the general proliferation of this undesirable= use and the decline of a once predominantly residential neighbourhood.  Legitimizing the use through a tem= porary use by-law would further jeopardize the future redevelopment of the area and further legitimize the surrounding illegal uses.

ii)      =              The existing uses on the property are unlawful, inappropriate and contrary to t= he criteria for temporary uses.  = Significant physical changes and financial investment to the property have been underta= ken to accommodate the requested uses on the property.

ii)      =              The proposal is not consistent with the Town’s objectives for improvement= and redevelopment of the area, and is contrary to the Official Plan and Seconda= ry Plan.

 = ;

2)      The application = does not conform to the current provisions and intent of the Official Plan or Second= ary Plan Policies and the application is considered premature until the Langsta= ff Use Study is completed and recommendations

<= span lang=3DEN-CA style=3D'font-family:Arial;mso-ansi-language:EN-CA'> = ;

 

RECOMMENDED

 = ;            &n= bsp;            = ;  BY:    _______________________= _        &= nbsp; ________________________

        &= nbsp;           &nbs= p;                 =  Valerie Shuttleworth, M.= C.I.P, R.P.P      &= nbsp;       =    Jim Baird, M.C.I.P, R.P.P

        =             &nb= sp;                  =       Director, Planning & Urban Design         =        Commissione= r, Development

  = ;            &n= bsp;            = ;            &n= bsp;            = ;            &n= bsp;            = ;            &n= bsp;            = ;            &n= bsp;            = ; Services

 

DO= CUMENT:  = \\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\22176548066.DOC

 

= ATTACHMENTS:

Figu= re 1 – Location Map

            =             &nb= sp;            =            Figure 2 – Area Context and Zoning

Figu= re 3 – Air Photo – 2005

            =             &nb= sp;            =            Figure 4 – Site Plan

            =             &nb= sp;            =            Figure 5 – Air Photo – 2001

            =             &nb= sp;            =            Figure 6 – Air Photo – 2002

            =             &nb= sp;            =             &nb= sp;         

            =             <= o:p>

AP= PLICANT/AGENT:        &= nbsp; Ben Quan

            =             &nb= sp;            =            QX4 Investments Limited

            =             &nb= sp;            =            17 Bauer Crescent

            =             &nb= sp;            =            Markham, ON  L3R 4= H3

            =             &nb= sp;            =            Phone # (905) 477-0007

            =             &nb= sp;            =            Fax # (905) 479-4517

        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;  E-mail: ben.quan@rogers.com <= /span>

 

FIGURE 1:  Location Map=

 <= /p>

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Report to: Development= Services Committee =             &nb= sp;            =             &nb= sp;         Date of Meeting:  September 19, 200= 6

 

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