Report to: Development Services Committee                                   Report Date:  April 3, 2007

 

 

SUBJECT:                          RECOMMENDATION REPORT

                                            351 & 355 John Street

                                            Applications by Canac Kitchens for Site Plan Approval to permit the continued sitings of a loading dock area at the rear of 351 John Street and a 442.9 m2 addition to the existing 427.3 m2 industrial building at 355 John Street

 

PREPARED BY:               Geoff Day, Planner - West Development Team

 

APPLICATION No’s:       SC 06 135976 & SC 06 135 979

 

 

RECOMMENDATION:

That the staff recommendation report dated April 3, 2007 regarding the proposed Site Plan Applications SC 06 135976 & SC 06 135 979 for 351-355 John Street, be received;

 

That the Site Plan applications SC 06 135976 & SC 06 135 979 submitted by Canac Kitchens, to permit the continued sitings of a loading dock area at the rear of 351 John Street and a 442.9 m2 addition to the existing 427.3 m2 industrial building at 355 John Street, be endorsed in principle, subject to the conditions attached as Appendices ‘A & B’;

 

That site plan approval be delegated to the Director of Planning and Urban Design, or her designate, to be issued following execution of two separate site plan agreements.  Site Plan Approval is issued only when the Director has signed the site plans.

 

PURPOSE:

The purpose of this report is to recommend that Development Services Committee endorse the applications for Site Plan Approval for the two properties on the south side of John Street, east of Bayview Aveunue, municipally known as 351 & 355 John Street (Figure 1). 

 

BACKGROUND:

Property and Area Context

The 5,945m2 (63,994 ft2) and 6,996 m2 (75,307ft2) lots are situated on the south side of John Street, east of Bayview Avenue.  The main Canac Kitchen facility is located immediately across the street on the north side of John Street (Figure 3).  351 John Street contains a 947.6 m2 (10,200 ft2) one-storey industrial building.  355 John Street contains a 427.3 m2 (4,600 ft2) one-storey industrial building.  Both of the original buildings were constructed in the 1950’s and since then have been occupied by various industrial, warehousing and office uses. 

 

In September of 2006, the Owner’s architect submitted comprehensive documentation to the Town outlining all permits, deficiencies, orders and notices of violations that had been laid against the properties.  Through this documentation, it was determined that additions were made to both of the subject properties without associated building permits.

 

In October of 2006, the Town’s Building Inspections Division issued Building Code Violations to both sites, citing that building permits were not obtained for additions to the rear of both buildings. 

 

It is believed that the additions to both of these buildings were constructed without building permits in 1995-96.  There are no records of the exact dates of construction. 

 

The existing 133.5 m2 (438 ft2) rear addition associated with 351 John Street contains a two bay loading dock area clad in concrete block.

 

The existing 442.9 m2 (4,767 ft2) rear addition associated with 355 John Street contains a warehouse area and loading area associated with the main manufacturing operation on site.  This addition is also clad in concrete block.

 

Fire Services visited the site on October 23rd, 2006 and confirmed that the existing access for the fire trucks to both buildings were acceptable provided the buildings remained as a “one tenant occupancy”. 

 

On November 29 2006, applications were heard by the Committee of Adjustment to permit the existing siting of the additions that had been constructed without building permits.  In both cases the side yard setbacks did not comply with the minimum standards as set out in By-law 77-73, as amended.  The Committee approved the requested variances, subject to the owner receiving Site Plan Approval for both additions.  These Site Plan Approvals are the subject of this report. 

 

Official Plan and Zoning By-law

The subject lands are designated Business Corridor Area in the Official Plan and Business Corridor Area – John Street/Green Lane in the Thornhill Secondary Plan.  The lands are zoned Industrial (M) by By-law 77-73, as amended.  These designations provide for the existing uses on the subject lands.

 

OPTIONS/DISCUSSION

The owner will be providing a number of enhancements as part of this site plan approval, as follows:

 

Opportunity for enhanced landscaping

Staff have worked with the applicant and negotiated additional street trees in the boulevard of John Street where servicing and space permits.  In addition, foundation planting will be provided along the frontage of both properties.  This enhancement will break up the large surface parking area and adheres to the Town’s overall objective of increased tree planting throughout the town.   

 

 

Integration with the adjoining property

Seamless vehicular circulation to and from both industrial properties is a key objective of Staff. The proposed plan fully integrates the parking area of both sites. 

 

A fire route having a minimum unobstructed width of 6.0 metres is required between the buildings of 351 and 355 John Street.  However, there is insufficient land on each lot to secure this requirement.  351 John Street has an existing side yard setback of 5.1 metres and 355 John Street has an existing side yard setback of 3.0 metres. As a condition of Site Plan Approval, a mutual driveway access agreement registered on title is required for the purposes of a 6.0 metre mutual Fire Route.

 

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

Requiring Site Plan Approval as a condition of the minor variance approval gives Staff the opportunity to visually enhance both properties.  This will assist in achieving the planned function of the Business Corridor Area designation which is that of, “a high level of urban design to maintain the positive business image of the industrial area.”

 

CONCLUSION:

Staff are satisfied with the proposal and recommend that it be endorsed for approval, subject to the conditions outlined in Appendices ‘A & B’ attached.

 

FINANCIAL CONSIDERATIONS:

No financial implications are associated with this approval.

 

ENVIRONMENTAL CONSIDERATIONS:

No environmental implications are to be considered in this report.

 

ACCESSIBILITY CONSIDERATIONS:

Parking spaces for disabled persons will be provided in appropriate locations with curb depressions and ramps.

 

ENGAGE 21ST CONSIDERATIONS:

No 21st century implications are to be considered in this report.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to other Town Departments and agencies and all comments have been addressed and complied with.

 

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’ – Endorsed Site Plan Conditions (351 John Street)

Appendix ‘B’ – Endorsed Site Plan Conditions (355 John Street)

 

Figure 1:     Location Map

Figure 2:     Area Context/Zoning

Figure 3:     Air Photo

Figure 4:     Proposed Site Plan

Figure 5:     Elevations (351 John Street)

Figure 6:     Elevations (355 John Street)

 

 

 

APPLICANT/AGENT:           

 

                                     

                                      Peter Favot

                                      Peter Favot Architect Ltd.

                                      117 Fred Varley Drive

                                      Unionville, ON

                                      L3R 1T1

                                      FAX (905) 305-1493

 

 

File path: Amanda\File 06 135976\Documents\Recommandation Report

 

 

 

 

APPENDIX A

Conditions of Site Plan Approval

351 John Street

 

1.      That the final site plan and elevation drawings be submitted to the satisfaction of the Commissioner of Development Services;

 

2.      That a Landscape Plan, prepared by a Landscape Architect having O.A.L.A. membership, be submitted to the satisfaction of the Commissioner of Development Services;

 

3.      That the Owner comply with all requirements of the Town and authorized public agencies, to the satisfaction of the Commissioner of Development Services;

 

4.      That a mutual driveway access agreement registered on title be required between 351 and 355 John Street for the purposes of providing a 6.0 metre wide mutual Fire Route;

 

5.      That the Owner enter into a site plan agreement with the Town, containing all standard and special provisions and requirements of the Town and public agencies;

 

6.      That a site plan agreement be executed prior to final site plan approval;

 

7.      And that this endorsement shall lapse and final approval will not be issued, after a period of three years commencing April 3 2007, in the event a site plan agreement is not executed within that period.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APPENDIX B

Conditions of Site Plan Approval

355 John Street

 

1.      That the final site plan and elevation drawings be submitted to the satisfaction of the Commissioner of Development Services;

 

2.      That a Landscape Plan, prepared by a Landscape Architect having O.A.L.A. membership, be submitted to the satisfaction of the Commissioner of Development Services;

 

3.      That the Owner comply with all requirements of the Town and authorized public agencies, to the satisfaction of the Commissioner of Development Services;

 

4.      That a mutual driveway access agreement registered on title be required between 351 and 355 John Street for the purposes of providing a 6.0 metre wide mutual Fire Route;

 

5.      That the Owner enter into a site plan agreement with the Town, containing all standard and special provisions and requirements of the Town and public agencies;

 

6.      That a site plan agreement be executed prior to final site plan approval;

 

7.      And that this endorsement shall lapse and final approval will not be issued, after a period of three years commencing April 3 2007, in the event a site plan agreement is not executed within that period.