Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Home
Depot Holdings Inc.
Application
for Site Plan Approval to permit a large format retail store at the southwest
corner of Hwy No. 48 and
File No. SC 06 127597
PREPARED BY: Nilesh Surti, Planner, ext. 4190
East District Team
RECOMMENDATION:
That the report
dated
That the Site Plan Application (File No. SC 06 127597) submitted by Home Depot Holdings Inc. to permit a large format retail store at the southwest corner of Hwy No. 48 and Castlemore Avenue, be endorsed in principle, subject to the conditions attached as Appendix ‘A’.
That the 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.
EXECUTIVE SUMMARY:
A site plan approval application
has been submitted by Home Depot Holdings Inc for certain lands leased from
Wismer Markham Developments Inc. The
3.77 hectare (9.32 acres) subject lands represents a portion of the 10.5
hectare (26.0 acres) property. The
subject site is located at the southwest corner of Hwy No. 48 and
In October 2005, Council endorsed
the Highway 48 Urban Design Study, which provided development and urban design
guidelines to be used in the evaluation of development applications within the
Highway 48 corridor between
The current proposal is to permit
the construction of a new 8,499 m2 (91,487 ft2) large
format retail store, plus a 1,500 m2 (16,146 ft2) outdoor
garden centre located on the south side of the proposed building. An additional multi-tenant retail building is
proposed to be constructed north of the Home Depot store along
The site plan
provides for two full moves accesses to the site from
The Wismer Commons Secondary Plan designates the subject lands “Major Commercial Area”, which provides for the proposed large format retail store. The subject lands are presently zoned Major Commercial (MJC) under By-law 177-96, as amended, which permits retail uses. The proposed site plan incorporates some of the key urban design guidelines for this area.
Staff is satisfied with the site layout and building
elevations and recommend that the Site Plan application be endorsed in
principle, subject to the conditions attached as Appendix “A”.
FINANCIAL CONSIDERATIONS:
Not applicable
1.
Purpose 2. Background 3. Discussion 4. Financial
5. Others
(Environmental, Accessibility,
Engage 21st, Affected Units) 6.
Attachment(s)
PURPOSE:
The purpose of
this report is to recommend endorsement of a site plan application submitted by
Home Depot Holdings Inc. to permit a large format retail store at the southwest
corner of Hwy No. 48 and
BACKGROUND:
Property and Area Context
The subject
lands are located at the southwest corner of Hwy No. 48 and
Immediately to
the west are low density residential dwellings forming part of the Wismer
Commons Community. Adjoining the subject
lands to the south, to the east, between the subject site and Hwy No. 48, and
to the north, across
Proposal is for a Home Deport retail store
Home Depot Holdings Inc. has submitted an application for site plan approval to construct a new 8,499 m2 (91,487 ft2) large format retail store, plus a 1,500 m2 (16,146 ft2) outdoor garden centre located on the south side of the proposed building.
The proposal,
as shown on the site plan and elevations, consists of an 8.6 metre (28 feet)
high single-storey building situated on the westerly portion of the site and
setback approximately 45 metres (148 feet) from Castlemore Avenue and
approximately 149.5 metres (490.5 feet) from Hwy No. 48. The site plan shows two driveway accesses to
the site from
Anticipated future building and landscaping
along
The applicant,
in consultation with staff, is also proposing a future single-storey
multi-tenant retail building on the same property to be constructed north of
the Home Depot store along
In the interim, the area reserved for the
future building along
OPTIONS/ DISCUSSION:
Official Plan and Zoning
The Official
Plan designates the subject property “Major Commercial Area”. The intention of this designation is to
provide for large scale multi-use, multi-purpose centres offering a diverse
range of retail, service, community, institutional and recreational uses
serving a major portion of the municipality and/or broader regional
market. This designation is also
intended to accommodate office development and medium and high density housing
at appropriate locations. The
designation provides for the proposed land uses, subject to good urban design
considerations; having regard for matters such as siting, massing, landscaping,
pedestrian-friendly streetscape, and good pedestrian connections.
The subject
property is currently zoned Major Commercial (MJC) under By-law 177-96, as
amended. The Major Commercial zoning
permits retail uses provided that the maximum net floor area permitted for any
one premises is 10,000 m2 and the maximum net floor area permitted
on a lot is 30,000 m2.
On
Minor Variance is proposed to permit
reduced parking as well as an outdoor display and sales area
The applicant has submitted an application for minor variances. The requested minor variances are seeking a reduction in the total number of required parking spaces on-site as well as permission to have an outdoor display and sales area.
The Parking By-law requires that parking for the proposed development be provided at the Shopping Centre rate of 1 parking space for every 18.5 m2 of leasable floor area. Parking for the proposed outdoor garden centre is calculated at a rate of 1 parking space per 20 m2 of net floor area. On this basis, the proposed development requires a total of 534 parking spaces. The submitted site plan shows a total of 473 surface parking spaces, on-site for a shortage of 61 parking spaces.
The applicant
has submitted a parking utilization study, prepared by BA Consulting Group
Ltd., transportation consultants. The
study surveyed peak parking demands for the past 10 years (using past records)
at various Home Depot stores in
The consultants
are recommending a parking ratio of 1 space per 23 m2 for the
proposed store and outdoor garden centre.
Based up on this ratio, the proposed development will require a total of
435 spaces; whereas a total of 473 spaces have been provided on-site for a
surplus of 38 spaces. In the past, staff
have supported minor variance or Zoning By-law Amendment applications to exempt
parking for outdoor garden centres associated with a retail store. Should the outdoor garden centre be exempted
from the Parking By-law requirements, the proposed development will require a
total of 457 parking spaces for a surplus of 16 parking spaces, representing a
parking ratio of 1 space per 21.9 m2 of leasable floor area. Staff are satisfied that the proposed 473
parking spaces are sufficient to accommodate the parking demands of the
proposed development, and will support the minor variances.
The applicant has also requested a minor variance to permit an outdoor display and sale area; whereas the By-law does not permit such outdoor display and sales. The applicant is proposing an outdoor display and sales area in front of the store, which will include the sale and display of various seasonal products. This outdoor display area was suggested by staff to help promote pedestrian activity along the proposed north-south pedestrian walkway. Staff considers the variance to permit outdoor display and sales to be appropriate for this development.
Highway 48 Urban Design Study
The Highway 48
Urban Design Study, endorsed by Council in October 2005, provides development
and urban design guidelines to be used in the evaluation of development
applications within the Highway 48 corridor between
The northerly
portion of the subject lands along
As noted above, the remainder and
majority of the subject lands fall within the Mixed Use and Large Format Retail
District. These lands are primarily
devoted to commercial uses with significant opportunity for integrated
residential and office uses and a highly articulated street wall defining Hwy
No. 48. The density of commercial
buildings contemplated would be much higher than the traditional large-format retail
development. There would be a mix of
uses and buildings along street frontages, including Hwy No. 48. Built form would be high quality with
articulated facades, extensive glazing, architectural features and upgraded materials. There would be an interconnected pedestrian
system throughout the area. There is a
10 metre sewer easement along Highway No. 48 which is to be utilized for
enhanced streetscaping, a private driveway with off-street parking, seating
opportunities and outdoor retail activities, including café seating, kiosks and
displays.
Within the Mixed Use and Large Format
Retail District of the Urban Design Study, three site design scenarios are
proposed to offer alternative approaches for development (See Figures 6A, 6B
and 6C). The first design scenario shows
large format retail stores at the rear of the site with smaller commercial
buildings along Hwy No. 48. The second
scenario shows the large format retail stores along Hwy No. 48. The last scenario shows both large format retail stores and smaller
commercial buildings fronting onto a new internal street perpendicular to Hwy
48, with residential apartment buildings along Hwy No. 48.
All three design approaches
propose parking structures to allow improved site utilization as well as a
central landscaped area to provide an attractive focal point and amenity area. Furthermore, the design concepts propose mixed
use buildings along
As noted above, all three design
scenarios include structured parking. In
fact given current parking requirements, the densities and built form
envisioned by the Highway 48 Urban Design Study cannot be achieved without
structured parking. It is generally
understood that structured parking for commercial use is not economically
viable at this location at this time. The
study acknowledges this fact when it notes that the design scenarios are part
of the long-term vision for the Highway 48 corridor. Nevertheless, developments in the current
time frame can and should strive to achieve those key elements and design
principles illustrated in the development scenario that are achievable at this
time.
Concerns and issues
identified in the preliminary report have generally been addressed
The applicant has addressed the concerns/issues
identified in the preliminary report on this matter, dated
Submission
of a Master Plan
Staff have
worked with the owner of the lands on a master plan for the lands on the west
side of Hwy No. 48 between
- The proposed central landscaped area is included, however it should be expanded to accommodate extensive landscaping, seating area, and an open area for social gathering.
- The central landscape area should be framed
by smaller commercial buildings to the north and south;
- Mixed-use buildings (with retail at
grade and residential or office above) should be included along
- The proposed commercial buildings along Hwy No. 48 should occupy a minimum 70% of the usable street frontage on Hwy No. 48.
- The 10-metre wide sewer easement along Hwy No. 48 should be utilized for enhanced streetscaping, a boulevard lane with on-street parking, seating opportunities and outdoor retail activities, including café seating, kiosks and displays.
- Parking structures are not proposed for commercial development at this time.
However, as noted above, parking structures, when they are feasible at this location, will be required to accommodate the densities (mixed-use, multi-storey buildings, additional buildings and additional building frontage along streets) envisioned in the Design Study. Matters related to the central landscape area and the 10 metre wide sewer easement along Hwy No. 48 will be addressed through applications external to the subject site plan.
In addition, Staff is aware that view corridor arrangements are typically sought by large format retail operations such as Home Depot to ensure that their stores are clearly visible from the public roads. Staff will work with the landowner and the applicant to explore appropriate steps, including any necessary provisions in the site plan agreement, to ensure that certain elements contained in the Highway 48 Design Guidelines, such as an expanded central landscape area as well as the location of additional buildings along both the street frontages and the central landscape area when parking structures become feasible, are not precluded by any view corridor related lease arrangements or parking layouts existing at this time.
Conformity
of Home Depot site plan to the Highway 48 Urban Design Guidelines
The proposed site
plan submitted by Home Depot Holdings Inc incorporate some of the key design
principles and elements, which can be achieved at this time, as shown in Design
Scenario 1 (Format Retail units at the rear – Figure 6A). The proposed Home Depot building is setback
approximately 45 metres from
Compatibility
with Adjacent uses
Compatibility of one use
with another (in this instance a retail store and residential homes to the west)
is a function of minimizing potential negative impacts created by the proposed
new development (the retail store). The applicant
has provided a 6 metre wide landscape buffer along the west property line,
abutting the existing residential properties to the west. A variety of coniferous,
deciduous trees and lower level vegetation are intended to be planted along this
buffer strip. Also, a 5.8 metre high
screen wall has been provided to screen the loading and service area from
public view. In addition, staff have requested
the applicant to submit a noise study and an illumination plan to ensure that
the noise levels from truck traffic and other outdoor activities as well as
outdoor lighting from the proposed development do not adversely impact the
residential properties to the west. Both
the noise study and the illumination plan are currently being peer
reviewed. The applicant will be required
to satisfy the requirements of the studies, finalized, to address noise and
lighting issues.
All
requested studies/plans have been submitted
The applicant has submitted all of the studies/plans requested by staff, including a traffic impact study, stormwater management report, serving studies, grading plan, noise study and illumination plan. These documents are currently being reviewed by staff. Staff will ensure that these studies/plans are completed to the satisfaction of the Town prior to the Director of Planning and Urban Design singing-off on the endorsed site plan and elevation drawings.
Site Plan and Building Elevations are
acceptable
Staff is
satisfied with the site layout and building elevations (See Figures 4, 5A-
5E). The site plan provides for two full
moves accesses to the site from
Landscaping opportunities
are provided along the north and west property boundaries. A 6 metre wide landscape strip is provided
along
The applicant
has worked with staff to create a unique building design that incorporates a
number of design elements to achieve a visually cohesive development. Some of these key design elements will be
applied to future buildings within this commercial block. The east elevation, facing Hwy No. 48,
features extensive glazing along the front of the building. In addition, windows along the upper portion
of the building are provided along the east elevation and along the north
elevation, facing
Additional site plan, landscaping and environmental matters will be explored with applicant.
At a Part A meeting regarding this matter on
The westerly driveway
entrance is to be aligned opposite to
Transportation staff have indicated
that the westerly driveway entrance onto
Conclusion
Staff are satisfied with the proposal and recommend that it be endorsed in principle subject to matters outlined in this report and the conditions attached in Appendix “A”.
FINANCIAL TEMPLATE: (external link)
None at this time.
ENVIRONMENTAL CONSIDERATIONS:
There are no significant environmental features on the site.
ACCESSIBILITY CONSIDERATIONS:
The site plan
shows a total of 11 parking spaces for the physically disabled, in accordance
with the Parking By-law, located generally close to the building entrances. In addition, barrier free pedestrian connections
from the building entrances to the parking area and to the municipal sidewalk
on
ENGAGE 21ST CONSIDERATIONS:
Proactive growth management is identified as a goal of the Town and good urban design is seen as critical to this. The design of the proposed development is consistent with the Town’s high quality design requirements.
BUSINESS UNITS CONSULTED AND AFFECTED:
The site plan
application submitted by the applicant has been circulated to various
departments and external agencies.
Requirements of the Town and external agencies have been reflected in
the preparation of this report and conditions of approval.
RECOMMENDED BY:
_______________________________ _________________________________
Valerie Shuttleworth, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.
Director of Planning and Urban Design Commissioner of Development Services
Appendix “A” – Master Plan
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Air Photo 2005
Figure 4 – Site Plan
Figure 5a, 5b & 5c – Elevations
Figure 6A – Scenario 1 – Large Format Stores at Rear
Figure 6B – Scenario 2 – Large Format Stores at Street
Figure 6C – Scenario 3 – Internal
Figure 7 – Master Plan
AGENT:
Mr. David McKay, MCIP, RPP
MacNaughton Hermsen Britton Clarkson Planning Limited
Tel: 905-761-5522; Fax: 905-761-5589
File Path: Q:\Development\Planning\APPL\SITEPLAN\06 127597 Home
Depot\Final Recommendation Report.doc