Report to: Development Services Committee Date of Meeting: April 17^th, 2007

SUBJECT: PRELIMINARY REPORT

Woodjane Corporation

A Zoning By-law amendment application to permit a two-storey mixed-use commercial plaza, at 8241 Woodbine Avenue.

East side of Woodbine Avenue, north of Highway 407.

FILE: ZA 06 134156

PREPARED BY: Stacia Muradali, ext. 7922

Planner, Central District

RECOMMENDATION:

That the report dated April 17, 2007 entitled “PRELIMINARY REPORT, Woodjane Corporation, Zoning By-law amendment application to permit a two-storey mixed-use commercial plaza at 8241 Woodbine Avenue (ZA 06 134156)” be received;

And that Staff be authorized to schedule a Public Meeting to consider the Zoning By-law amendment application, when the issues identified in this report have been addressed.

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 the Zoning By-law amendment application for lands on the east side of Woodbine Avenue, north of Highway 407, and to obtain authorization for staff to schedule a Public Meeting to consider the application.

BACKGROUND:

Subject lands and area context

The subject lands consist of approximately 0.734 hectares (1.8 acres) located on the east side of Woodbine Avenue, north of Highway 407 (Figure 1). The lot is rectangular in shape with a frontage of 44.6 metres (146.3 feet) on Woodbine Avenue and extends from Woodbine Avenue to Bodrington Court. The lot area is 7341.1 square metres (78,731.3 square feet).

The Richmond Stone Products, Garden Centre and Building Supply is located in a dome-shaped industrial structure with outside storage on the subject site. Surrounding uses include commercial, retail and industrial uses, including The Woodbine Truck Centre to the west on the opposite side of Woodbine Avenue, a mixed commercial/retail development to the north, and industrial development to the east on Bodrington Court. A phased hotel development has been approved and is under construction on the abutting property to the south.

Proposal to develop the lands with a mixed-use commercial plaza

The applicant is proposing to develop the property with a two-storey mixed-use commercial plaza. The proposed building will have a gross floor area of 5,412.51 m2 comprised of 49% retail, 20% restaurants, and 31% offices. The proposed development requires a total of 220 parking spaces and the applicant is proposing a total of 218 parking spaces. Access will be provided from Woodbine Avenue through to Bodrington Court and opportunities for shared access with the hotel to the south will be provided.

Official Plan and Zoning By-law

The subject property is designated Commercial- Retail Warehouse Area in the Official Plan. The Retail Warehouse Area designation provides for a mixed-use center combining multiple unit retail development containing individual retail premises of less than 300 square metres gross floor area, provided the centre is generally located on a site adjoining an intersection with an arterial or collector road, and if the gross floor area devoted to retail uses generally does not exceed the total gross floor area of the other permitted uses.

The property is zoned Industrial (M4) under By-law 2284-68, as amended (Figure 2). By-law 2284-68 is over thirty years old and has not been amended or updated to accommodate the type of development proposed. The zoning permits commercial uses not requiring municipal water or municipal sanitary sewers, which are ancillary to the industrial use or primarily intended to serve the surrounding industrial area. Industrial uses such as warehousing and open storage which do not require municipal water or municipal sanitary sewers are also permitted.

The proposed rezoning is required to allow for the proposed mix of uses and performance standards necessary to accommodate the proposed development. It is contemplated that the By-law amendment will result in the proposed development being incorporated into the Urban Expansion By-law 177-96.

OPTIONS/ DISCUSSION:

The following is a brief summary of concerns/issued raised to date. These matters, and any 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.

• A site plan application including detailed building elevations should be submitted to be reviewed in conjunction with the zoning by-law amendment application.
• A sanitary sewer capacity study may be required, or a “H” Hold provision imposed on the property until any upgrades of municipal services identified by the sanitary sewer capacity study are addressed.
• A traffic impact study may be required by the Ministry of Transportation if an access is required off Woodbine Avenue as shown on the site plan to address potential impacts to the Highway 407 interchange.
• Any access off Woodbine Avenue will also require approval from the Region.
• The proposed development is located within the area subject to the Buttonville Airport Zoning Regulation. The Owner, in consultation with Transport Canada may be required to submit a certificate from a qualified land surveyor confirming that the proposed development complies with the Buttonville Airport Zoning Regulations. In addition, the said regulations contain clauses addressing such matters as the disposal of waste and lighting in parking areas and other areas. The Owner may have to address these clauses if it is deemed necessary by Transport Canada.
• The benefits of any interrelationship with the hotel development to the south needs to be explored.

Potential Benefits of Approval of Proposal

• The proposed development will enhance an under-utilized site which contains an industrial structure with outside storage.
• The potential for shared access and other interrelationships with the hotel development to the south.

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 promotes some of the key goals set out in “Engage 21^st Century Markham” by providing for efficient use of infrastructure and enhancing the economic development and quality of the community.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with these applications and all comments will be considered in the final report.

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- Aerial Photo

Figure 4- Proposed Site Plan

File path: Amanda\File 06 134156\Documents\Recommendation Report