Report to: Development Services Committee Report Date: March 20, 2007

SUBJECT: PRELIMINARY REPORT

Taeman Deyong (Hagerman Village)

Duffield Drive, west of Kennedy Road

Application for zoning by-law amendment to permit a restaurant campus

FILE: ZA 06 135304

PREPARED BY: Scott Heaslip,

Senior Project Coordinator

Central District

RECOMMENDATION:

That the staff report dated March 20, 2007, entitled: “Teaman Deyong (Hagerman Village) – Duffield Drive, west of Kennedy Road – Application for zoning by-law amendment to permit a restaurant campus (ZA 135304)”, be received;

That a Public Meeting be held to consider the application;

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 provide preliminary information regarding an application for zoning by-law amendment to permit a restaurant campus on both the north and south sides of Duffield Drive, west of Kennedy Road, and to obtain authorization for staff to schedule a Public Meeting to consider the application.

BACKGROUND:

Subject Lands and Area Context

The subject lands include all of registered plan of subdivision 65M-2919 and are located along Duffield Drive and Deverill Court. The lands have a combined area of 4.1 hectares (10 acres) and currently support two buildings – 7828 Kennedy Road, a two storey, 3165 m² (34,068 ft²) office building, and 7866 Kennedy Road, a one storey, 4390 m² (47,255 ft²) building occupied by the First Choice Supermarket (formerly Big Land Farm). The remainder of the site is vacant.

Surrounding uses include single detached dwellings to the east across Kennedy Road, the CN Rail York subdivision line to the north, existing industrial buildings and a banquet hall (under construction) to the west, a condominium townhouse development (Maple Park Way) to the south-west, and existing homes converted to office use to the south-east.

Official Plan and Zoning

The easterly portion of the subject lands, occupied by the existing buildings, is designated “Industrial – Business Corridor Area.” The westerly (vacant) portion is designated “Industrial – General Industrial Area.”

The planned function of the “General Industrial Area” designation is to accommodate activities related to manufacturing, processing, repair and servicing, warehousing and similar such uses. Complementary uses to serve employee and business needs, including restaurants, are also permitted.

The planned function of the “Business Corridor Area” designation is to accommodate a mix of high quality business activities, including offices, service uses and restaurants, primarily in corridors along major road frontages adjacent to road frontages.

The portion of the lands occupied by the office building is zoned “Business Corridor” (B.C.). The portion occupied by the supermarket building is zoned “Select Industrial and Limited Commercial” [M.C.(60%)]. The remaining (vacant) portion is zoned Select Industrial and Limited Commercial [M.C.(40%)].

The B.C. zoning permits limited restaurant use. The “Select Industrial and Limited Commercial” zoning does not permit restaurant uses.

Applicant proposes a restaurant campus

The applicant is proposing to construct seven 1-storey multiple tenant buildings, to be occupied by restaurant uses, as shown on Figures 4 (site plan) and 5 (typical elevations).

The proposed new buildings have a combined floor area of 5018 m², (54,015 ft²). The buildings will be sited close to Duffield Drive to create an urban edge along this street.

All parking will be provided in surface parking lots to the rear and side of the buildings. Access, on-site circulation and parking will be fully integrated with the existing buildings, which may ultimately be renovated and incorporated into the campus. The plan protects for the future southerly extension of Deverill Court, if required.

The applicant advises that he intends to develop the project in phases and market it as a condominium. The applicant has also applied for site plan approval.

OPTIONS/ DISCUSSION:

Zoning amendment required to add restaurant uses

As outlined above, the zoning does not permit restaurant uses. The applicant is requesting a zoning by-law amendment to add restaurants to the list of permitted uses for the subject lands and update the development standards (building setbacks, etc.) in accordance with the proposed site plan. The applicant is not requesting any change to the Town’s parking requirements.

Potential benefits of approval of the proposal:

The potential benefits include:

· The proposed restaurant campus would be convenient to nearby employment areas and residential communities.

Issues/Concerns to be resolved

The following is a brief summary of the concerns/issues identified to date:

• The number and scale of restaurant uses proposed within the “General Industrial Area” portion of the lands must be considered in the context of the planned function for the “General Industrial Area” designation. The applicant is encouraged to consider broadening the mix of uses to include offices and other permitted uses.
• A traffic impact study is required for review by the Town and York Region to confirm that there is sufficient road capacity to accommodate the proposed development and identify any required road improvements.
• The applicant is proposing to introduce parking bays along Duffield Drive and Deverill Court. The applicant needs to confirm to the satisfaction of the Town that the parking bays will not negatively impact on the operation of Duffield Drive, which is the truck route to a number of industrial uses.
• A servicing study is required to determine if the existing municipal sanitary sewers and watermain can accommodate the proposed development.

These matters, and others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report to be presented to Committee at a later date.

FINANCIAL TEMPLATE (external link):

None at this time.

ENVIRONMENTAL CONSIDERATIONS:

None at this time.

ACCESSIBILITY CONSIDERATIONS:

None at this time.

ENGAGE 21^ST CONSIDERATIONS:

The proposed development will assist with the implementation of the following key Town of Markham Corporate Goals: Quality Community and Economic Development.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to all relevant departments and outside agencies. Comments and requirements will be addressed during the review process.

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:

Figure 1 – Location Map

Figure 2 – Area Context

Figure 3 – Air Photo

Figure 4 – Site Plan - Ultimate

Figure 5– Typical Building Elevations

File path: Amanda\File 06 135304\Documents\Recommendation Report