Report to: Development Services Committee Date of Meeting: March 6, 2007

SUBJECT: Montreal Property Management Inc.

5051 Highway 7

Site plan application for a bank drive through facility.

SC 06 113531

PREPARED BY: Scott Heaslip, ext. 3140

Senior Project Coordinator

Central District

RECOMMENDATION:

That the staff report dated March 6, 2007, entitled: “Montreal Property Management Inc. - 5051 Highway 7 - Site plan application for a bank drive through facility (SC 06 113531)” be received;

That the application be endorsed in principle, subject to the conditions attached as Appendix ‘A’ to the staff report, and the following special condition:

1. That the Owner convey the valleyland portion of 5071 Highway 7 to the Town prior to execution of the site plan agreement. The lands shall be conveyed free of all costs and encumbrances and in a physical condition which is satisfactory to the Town.

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;

And that staff be authorized and directed to do all things necessary to give effect to this resolution.

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 Committee endorse an application for site plan approval for proposed bank drive through facility at 5051 Highway 7.

BACKGROUND:

Site description and area context

The subject property is located on the south side of Highway 7, west of Mc Cowan Road (Figure 1). The property contains a one storey multi-unit commercial building (5051 Hwy 7) and a two storey multi-unit commercial building (5071 Hwy 7) (Figure 3). To the north across Highway 7, is the Markville Shopping Centre. To the east is the Acura Automobile Dealership and to the west is a one storey multi-tenant commercial building. To the south is the Rouge River and associated valleylands.

OPTIONS/ DISCUSSION:

Proposal

The applicant is proposing to add a drive through facility to the existing commercial building at 5051 Highway 7 for the Royal Bank, the proposed tenant of the eastern portion of the building. The drive through facility (Figures 4 and 5) will consist of islands within the existing parking lot to define the drive through lane and a small overhead roof structure to shelter the equipment and patrons from inclement weather. Entrance doors, windows and roof details will also be modified to accommodate the new tenant.

Proposal complies with the Official Plan and the zoning by-law

The majority of the property, including the location of the proposed drive through facility, is designated “Special Policy Area” in the Official Plan. A “Special Policy Area” is an area of land within a floodplain, on which there is existing development that forms an integral part of an existing flood prone community. Some new development, redevelopment or extensions to and rehabilitation of buildings is permitted on condition that the proposed development is flood protected to the level of the Regulatory Flood. A small portion at the north-west corner of the property is designated “Commercial – Commercial Corridor Area”.

The property is zoned Special Commercial One (SC1) and Special Policy Area pursuant to by-law 1229, as amended. This zoning permits a variety of retail and service uses, including the proposed bank use.

The Town recently adopted Official Plan Amendment No. 153 and approved corresponding amendments to its zoning by-laws to revise the “Special Policy Area” boundaries. Once OPA 153 and the by-law amendments come into effect, the “Special Policy Area” boundaries, as they relate to the subject lands, will change resulting in a reduction of the portion of the property designated “Special Policy Area” (Figure 2).

The proposed drive through facility complies with the existing and proposed Official Plan policies and zoning.

TRCA has no objection to proposal

The TRCA has no objection to the proposal provided the owner obtains a permit for the proposed works prior to the issuance of a building permit. As a condition of site plan approval, the owner will be required to satisfy all requirements of the TRCA.

Proposed revisions to existing parking lot layout and building elevations are acceptable

The proposed drive through facility will be located to the side of the building and will not be visually intrusive when viewed from the street. The overhead structure will have the same roof pitch and use the same shingles as the roof of the existing building. The applicant was able to accommodate the drive through by shifting an existing row of parking spaces. No spaces will be lost and parking will continue meet the requirements of the by-law. The proposed revisions to the parking layout and building elevations have been reviewed by staff and are acceptable.

As a condition of approval the applicant will be required to incorporate additional plant material into the existing landscaped areas and install additional enclosed garbage and recycling bins to the rear of the buildings to bring the property up to current Town standards.

Amendment to existing site plan agreement required

Site plan approval was granted for the existing commercial buildings in March of 1987. The required site plan agreement was executed in June of 1987. An amendment to the existing site plan agreement will be a condition of approval of this application.

Valleyland required to be conveyed to the Town

As shown on Figure 3, a section of valleyland to the rear of 5071 Highway 7 is part of the subject property. While the valleyland to the rear of the adjacent properties has been conveyed to the Town, the valleyland behind 5071 Highway 7 remains in private ownership. Conveyance of this valleyland to the Town will be a condition of approval of this application.

FINANCIAL TEMPLATE (Separate Attachment):

Not applicable

ENVIRONMENTAL CONSIDERATIONS:

None at this time.

ACCESSIBILITY CONSIDERATIONS:

Not applicable.

ENGAGE 21^ST CONSIDERATIONS:

The proposed development has no impact on any of the Engage 21^st corporate goals.

BUSINESS UNITS CONSULTED AND AFFECTED:

This application has 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.

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

ATTACHMENTS:

APPENDIX ‘A’ – Conditions of Site Plan Approval

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo

Figure 4 – Site Plan

Figure 5 – Elevations

File path: Amanda\File 06 113531\Documents\Recommendation Report

APPENDIX ‘A’ – Conditions of Site Plan Approval

1) That the owner enter into a site plan agreement with the Town to contain all the standard provisions and requirements of the Town and public agencies, including providing any financial securities required;

2) That this endorsement shall lapse and site plan approval will not be issued after a period of three years commencing March 6, 2007, in the event that the site plan agreement is not executed within that period;

3) That the Owner incorporate additional plant material into the existing landscaped areas and install additional enclosed garbage and recycling bins to the rear of the buildings to bring the property up to current Town standards.

4) That prior to site plan approval, the Owner shall submit final drawings, including but not limited to, site plan and elevation drawings and landscape plans that comply with all the requirements of the Town and authorized public agencies, to the satisfaction of the Commissioner of Development Services;

5) That prior to site plan approval, the Owner shall obtain TRCA approval and satisfy all TRCA requirements, financial or otherwise.