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

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Petro Canada

                                            4641 Highway 7

                                            South-west corner of Highway 7 and Kennedy Road

                                            Application for zoning by-law amendment to permit retail and restaurant uses accessory to a proposed automobile service station.

                                            FILE: ZA 07 107606

 

PREPARED BY:               Scott Heaslip

                                            Senior Project Coordinator

                                            Central District    

 

 

RECOMMENDATION:

That the staff report dated April 3, 2007 entitled: “PRELIMINARY REPORT - Petro Canada – 4641 Highway 7, South-west corner of Highway 7 and Kennedy Road – Application for zoning by-law amendment to permit retail and restaurant uses accessory to a proposed automobile service station (ZA 07 107606),” 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 retail and restaurant uses accessory to a proposed automobile service station, and to obtain authorization for staff to schedule a Public Meeting to consider the application. 


 

BACKGROUND:

 

Subject Property and Area Context

The subject property has an area of 0.8 hectares (2 acres) and is located at the south–west corner of Highway 7 and Kennedy Road.  The property contains a 1-storey building currently occupied by an automobile dealership (Markham Hyundai). 

 

To the north across Highway 7 is an automobile dealership (Unionville Motors).  To the east across Kennedy Road is a retail plaza.  To the south is a retail plaza.  To the west is an automobile dealership (Markham Mitsubishi).  (Figure 3)

 

Official Plan and Zoning

The subject property is designated “Commercial – Commercial Corridor Area” in the Official Plan.  This designation provides for the proposed uses.

 

The property is zoned “Special Commercial 5” (SC5) by By-law 122-72, as amended.  This zoning permits automobile service stations, car washes and automobile sales establishments. 

 

Applicant proposing to redevelop site with an automobile service station

The applicant is proposing to demolish the existing building and redevelop the property with an automobile service station as shown on Figures 3-7, attached.

The proposed development will include:

 

The applicant has also applied for site plan approval.

   

By-law amendment required

The zoning of the property does not permit convenience retail and restaurant (coffee shop) uses.  The applicant is requesting these uses to be added to the list of permitted uses for the property.  The applicant is also requesting that the parking and development standards of the by-law be amended to reflect the proposed development.      

 

OPTIONS/ DISCUSSION:

 

Highway 7 Corridor policies

Provincial, Regional and emerging Town policies encourage higher density, mixed-use, transit supportive development along the Highway 7 Corridor, particularly at locations such as the subject property, which is adjacent to a VIVA stop.  Staff are concerned that the proposed development represents a significant under utilization of this property, notwithstanding that it is zoned for an automobile service station, establishing legal rights to this use.   In this context a more transit supportive development such as a multi-storey, mixed-use building would be more appropriate.         

 

Potential benefits of approval of the proposal:

Potential benefits include:

 

Issues/concerns to be resolved:

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

  

FINANCIAL TEMPLATE (external link):

None at this time.

 

ENVIRONMENTAL CONSIDERATIONS:

None at this time.

 

ACCESSIBILITY CONSIDERATIONS:

None at this time.

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development has no impact on any of the Engage 21st Centrury Corporate Goals.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to all relevant departments and public 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

Figure 5  -  View from intersection

Figure 6  -   “Neighbours” building

Figure 7  -  Car wash building

 

File path: Amanda\File 07 107606\Documents\Recommendation Report