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Report to: Development Services Committee            =       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.    &nbs= p; 

            =             &nb= sp;            =        195 Langstaff Road East<= /st1:Street>, Thornhill

            =             &nb= sp;            =        File Number: ZA 06-120219

 

PREPARED BY:    =            Doris Cheng, Planner II - West District, ext. 2331

 

 

RECOMMENDATION:

THAT th= e staff report entitled “Application for Temporary Use Zoning By-law Amendmen= t to Permit Offices, Contractor Yards and Outdoor Storage of New Vehicles, 195 Langstaff Road East, Thornhill, File Number ZA 06-120219”, be receive= d.

&n= bsp;

AND THA= T the application as submitted by Cosini Properties Inc. (ZA 06-120219), be refus= ed.

&n= bsp;

AND THA= T By-law Enforcement take action to ensure the property is brought into conformity w= ith the existing zoning.

 

EXECUTIVE SUMMARY:

The application is for a Temporary Use Zo= ning By-law Amendment to permit the existing office, contractor yard and outdoor storage of new vehicles in a Rural Industrial zone with a holding provision [(H)R.IND.]. It is recommended that this application be refused fo= r 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.      =             &nb= sp;  The existing vacant contractor yard is not compatible with the adjacent residen= tial neighbours and the surrounding residential community.  Adequate buffers have not been pro= vided to screen the use from the existing adjacent residences either in terms of visual impacts from the outdoor storage of trailers, building materials and= construction equipment, or from the dust generated or the noise impacts from the activity generated related to the use.  The proposed use contributes to the erosion of the physical and residential character of= the area.

ii.      =              The illegal operation of the existing outdoor storage for a contractor yard on a separate lot has entai= led investments and alterations to the subject properties, both of which are not permitted for temporary uses by the Markham Official Plan and Thornhill Secondary Plan.  The existing use on the property is unlawful, inappropriate and contrary to the criteria for temporary uses. 

iii.         = The demolition of the building, unlawful stripping of the land, outdoor storage= and contractor’s yard has contributed to a general proliferation of illeg= al outdoor storage uses in the area.  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 Secondary Plan.

2)      The application = does not conform to current Official Plan or Secondary Plan Policies and the applica= tion is considered premature until the Langstaff Use Study is completed and recommendations are adopted by Council.

 

FINANCIAL CONSIDERATIONS:

No direct financial impact= s 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 pur= pose of this report is to provide information regarding applications submitted by Cosini Properties Inc. for a Temporary Use Zoning By-law for 195 Langstaff Road East, within the Thornhill Secondary Plan Area.

 

BACKGROUND:

Property and Area Context<= /b>

The sub= ject property is situated on the west side of Langstaff Road East as it curves southward.  It is east of the = GO railway line and east of E= ssex Avenue and north of the Holy Cross Cemetery.  The subject property is municipally identified as 195 Langstaf= f Road East and is situated within the Thornhill Secondary Plan Area (Figure 1).

&n= bsp;

The sub= ject property has a lot frontage of 33.8 metres (111 feet) and a lot area of approximately 0.113 hectares (0.28 acres).=   The site is currently vacant and contains a trailer, contractor equipment and supplies (including concrete barriers, gravel stockpiles, lum= ber, skids, bricks), and other miscellaneous items.  The northern side yard has been fe= nced off with a 1.2 metre chain link fence and the front of the property has also been fenced off with a lockable chain link gate.  The southern side yard abutting 197 Langstaff Road contains a wooden board-on-board fence, and the rear property line is not delineated.  The property in i= ts entirety has been stripped of all soil and is covered with compacted gravel= .  The only existing vegetation is a = couple of mature trees across the front of the property, shrubs along the southern property line, and mature trees and shrubs along the northern property line abutting 193 Langstaff Roa= d East.

&n= bsp;

The app= lication is for a Temporary Use Zoning By-law Amendment to legally permit the operat= ion of offices, a contractor’s business and the outdoor storage of new vehicles.  Information at the = Land Registry Office indicates that the subject property was purchased in January 2005 and the site is now used to store contractor equipment and materials.<= span style=3D'mso-spacerun:yes'>  Adjoining the subject lands are:

  • To the north, Highway 407 and an occupied residential property (193 Langstaff Road East);
  • To the south, a residential dwelling= (197 Langstaff Road East).  The site visit was inconclusi= ve as to whether the building was occupied, however the rear of the property= is being used for the illegal outdoor storage of new vehicles.  Further south are the propert= ies subject to a temporary use by-law amendment application (ZA 06-120440), the Holy Cross Cemetery= and additional residential properties to the southeast.
  • To the west, vacant lands owned by t= he Ontario Realty Corporation (181, 189, 191 Langstaff Road East);
  • To the east, residential properties = (196 and 198 Langstaff Roa= d East) are being used for an existing pool installation company, roof installation company and general contracting/landscape business (Files= OP 06-106489 and ZA 06-106493).  The application was refused at the June 6, 2006 Development Services Committee.
  • To the east, residential properties = (197 & 199 Langstaff R= oad East) are being used for the open storage of vehicles (File ZA 04-028777).  The application was refused a= t the May 3, 2005= Development Services Committee.

 

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 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, = 195, 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 applications.  The most recent application, submitted by the owner of 196 and 198 Langstaff Road East, req= uested approval of a Temporary Use Zoning By-law 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 meeting. 

 

Co= sini Properties Inc. has also submitted Temporary Use By-law Amendment applicati= ons for 139 Langstaff Road East (ZA 06-120174), 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 bylaw permit the operation of an office, contractor yard and the outdoor storage of new vehicles.  The existing property was initially created for the purposes of a residential dwelling and contained a detached home however no building structure is present on the property.  Town records indicate that demolit= ion permits were issued in 1994 and 1997. 

 <= /o:p>

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 ma= jority of lands located to the east of the CN railway to <= st1:address w:st=3D"on">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 Temporary Use Zoning By-law Amendments, provided the proposed use meets the conditions identified in section 7.3 e) of the Offic= ial Plan and section 14.3 of the Thornhill Secondary Plan.        =  

 

Applicable Zoning By-law

The current zoning is Rural Industrial with a holding provision [(H)R.IND.] under By-law 2551, as amended.  This category permits industrial uses, includin= g 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. 

 

Se= ction 3.6 of By-law 2551, as amended, prohibits junk yards, motor vehicle salvage, wrecking or storage yards, the storage of used lumber or building materials, kennels, or garbage disposal of domestic or industrial waste.  An amendment to the zoning by-law = is being requested to permit offices, contractor yards and the outdoor storage= of new vehicles, on a temporary basis.

    

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 incoming proposals for high density residential uses both east and west of = the CNR line.  This study may reco= mmend changes to 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, the current outdoor storage and contractor’= ;s yards, with no associated business on the same lot and the proposed Tempora= ry Use Zoning By-law Amendment contravenes key criteria established in both of the= se 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.  There are no buildings or structur= es on the property to be utilized as a primary permitted use.  The area is designated Urban Resid= ential under the Official Plan.  The establishment of this use conflicts with policies outlined for the Urban Residential designation, which provides for residential uses.        =      

 

  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.

 

This property has been used for outdoor storage for a contractor yard since appr= oximately 1997 and does not meet this test.  The site has been substantially altered by demolishing the residenti= al dwelling, altering the grades, stripping all vegetation and replacing it wi= th gravel to accommodate the storage of contractor’s equipment and suppl= ies associated with an offsite business.  The site does not contain any permanent structures, and the entire property is fenced off with a 1.2m chain link fence and lockable gate secur= ing the front of the property.  St= aff are concerned that the demolition of the structure and a significant amount= of vegetation has been removed from the subject property between 1995 and 1999= to accommodate the storage of contractor’s equipment and materials which= is evident through past aerial photography.&n= bsp; These actions represent 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 such 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 could jeopardize the long term possibilities for the site.

 

Secondary Plan

 

The Thornhill Secondary Plan expands on the Official Plan polices (Section 14.3 c)).  This section identifies 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, among other nuisance factors, are of particular concern. 

 

Staff are of the= opinion that the subject businesses are not compatible, benign or neutral temporary uses in relation to the residential uses adjacent to the subject property.<= span style=3D'mso-spacerun:yes'>  The mitigative measures provided to screen the subject property from the adjacent residential properties do not adequately address the negative impacts of the outdoor storage of contractor’s equipment and materials.  These mitigative measures include a board fence along the southern property line and chain link fence along the front of the property and the northern property line.  To the rear of the property, there= is no property delineation between 195 Langstaff Road East and 191 Langstaff Road East. Landscaping along the north, south and across the frontage of the property is comprised= of a few mature trees, some shrubs and weeds.&n= bsp; Visual impacts from the storage of contractor materials and equipmen= t are poorly screened from the road and rear of t= he property, and the audible and physical impacts from contractor activity are not adequately abated.  The adjacent property currently remains a residential dwelling, and within the surrounding area, properties are zoned R1 (Residential), many of which are still used as resi= dential dwellings.  Therefore, staff conclude that the proposed temporary use and current outdoor storage for a contractor’s yard with no associated business on the same lot is not compatible with the designated adjacent residential uses in the area, nor i= s it sufficiently buffered from neighbouring properties.  Staff believe the proposed tempora= ry use exacerbates the effects of undesirable uses and the general decline of a on= ce predominantly residential neighbourhood.&n= bsp; Permitting the illegal use through a temporary use by-law would furt= her jeopardize the future redevelopment of the area and further legitimize the surrounding illegal uses.

 

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

 

The existing property was in= itially created for the purposes of a residential dwelling, however no building structure is present on the property, and no buildings are proposed at this time.  Town records indicate t= hat demolition permits were issued in 1994 and 1997. In addition, to accommodate the current contractor’s yard, the site has undergone several site alterations to accommodate the illegal use.  These alterations include the removal of all vegetation on site, altering the grading of the site, stripping all topsoil from the property, providing a surface comprise= d of gravel to accommodate the outdoor storage, and the installation of fencing along portions of the perimeter.  These modifications have resulted in significantly changing the character of the subject property.

 

<= ![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 1995 to 1999 (Figures 5 and 6,) that a signifi= cant number of trees were once located on the subject property.  Between 1995 and 1999, the majorit= y of the trees have been removed to accommodate the outdoor storage on the property.   The only rema= ining vegetation on site includes a few trees and shrubs along the property lines, grasses within the boulevard, and weeds along the property lines.  The property in its entirety has b= een surfaced with gravel.  While s= taff are aware that the applicant purchased the subject property after the remov= al of the trees, this has had a significant impact on the vegetative community that was once present.  <= /o:p>

 

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.<= /o:p>

 

<= ![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 surfaced with gravel to accommodate outdoor storage related to contractor’s equipment and material without the requisite Town approvals or permits.  Although the owner proposes no significant changes to the site, the Town’s By-law requires that the = site be treated and maintained with a stable surface to prevent dust or loose particles from travelling off site.  Therefore, the current use is in contravention of the by-law and policies of the Secondary Plan.

 

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

Aerial photograp= hy suggests the property once contained a number of mature trees which were removed between 1995 and 1999.  It is speculated that the entire site has been stripped of vegetation and surf= aced with gravel to accommodate the contractor’s yard since the demolition= of the building in 1997.   Environmental considerations include the impact of removing all vegetation from the site which alters the overland flow routes of storm wat= er, erosion, and the dust and particulates generated from stripping the site and vehicle access and activity.   <= /span>

 

ACCESSIBILITY CONSIDERATIONS:

Not applicable

 

ENGAGE 21ST CONSIDERATIONS:

The proposal does not alig= n 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 any comments received to date 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 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 existing vacant contractor yard is not compatible with the adjacent residen= tial neighbours and the surrounding residential community.  Adequate buffers have not been pro= vided to screen the use from the existing adjacent residences either in terms of visual impacts from the outdoor storage of trailers, building materials and construction equipment, or from the dust generated or the noise impacts from the activity generated related to the use.=   The proposed use contributes to the erosion of the physical and residential character of the area.

ii.  &n= bsp;       The demolition of the building, illegal operation of the existing outdoor storage = for a contractor yard= on a separate lot have entailed investments and alterations to the subject properties, neither are permitted by the Markham Official Plan and Thornhill Secondary Plan.  The existing = use on the property is unlawful, inappropriate and contrary to the criteria for temporary uses. 

iii.         The unlawful stripping of the land, outdoor storage and contractor’s yard= has contributed to a general proliferation of illegal outdoor storage uses in t= he area.  The proposal is not consistent with the Town’s objectives for improvement and redevelopme= nt of the area, and is contrary to the Official Plan and Secondary Plan.

 

2)     The application does not conform to current Official Plan or Seconda= ry 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'>

 

 

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      &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;            &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;         Services

 

DO= CUMENT:

\\MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\2= 3279363062.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 – 1995

            =             &nb= sp;            =            Figure 6 – Air Photo – 1999

 

            =             &nb= sp;            =            =

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

 

FIGURE 1:  Location Map

 

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

 

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