MEMORANDUM

TO: Development Services Committee

FROM: Jim Baird, Commissioner of Development Services

Valerie Shuttleworth, Director of Planning & Urban Design

PREPARED BY: Teema Kanji, Senior Planner, ext. 4480

Central Team

DATE: June 19, 2007

RE: Miller Paving Limited

East side of Woodbine Avenue, north of 14^th Avenue

Technical Official Plan and Zoning By-law Amendments

Files: OP. 04-017217 & ZA. 04-017225

RECOMMENDATION:

That the Conceptual Built Form Master Plan for the commercial lands on the Miller Paving Limited property be received; and

That the attached Zoning By-law amendments be enacted.

BACKGROUND:

In December 2006, Council approved a draft plan of subdivision to create industrial and commercial development blocks on the east side of Woodbine Avenue, north of 14^th Avenue. A zoning by-law was drafted at the time incorporating development standards applied to other recently approved large format shopping centres (i.e. Markham Road/Kirkham Drive). At the time, the applicant had not provided a conceptual site plan for the site, and staff recommended that the implementing zoning by-law be finalized and enacted upon submission of a satisfactory conceptual site plan.

The applicant has now submitted a Conceptual Built Form Master Plan which illustrates the design principles underlying the proposed development including access, location of all buildings on the site, overall pedestrian network, landscaping and the plan also demonstrates how the buildings will relate to each other. The zoning by-law is based on this Conceptual Built Form Master Plan (see attached). The elevations and building materials remain to be finalized and will be discussed in more detail through the Site Plan Approval process.

The zoning by-law proposes:

• A reduced parking standard of 1 parking space per 20 m², whereas the Parking By-law requires a parking standard of 1 parking space per 18 m². A Parking Study was submitted in support of this parking reduction, which has been reviewed and accepted by the Transportation Department.
• A reduced landscaping provision of 15%, whereas By-law 177-96, as amended requires 20% of the site to be landscaped.
• Continuous built form of 60% along Woodbine Avenue

The Conceptual Built Form Master Plan provides for 60% continuous built form along the Woodbine Avenue frontage of the site (compared to a range of between 50% and 70% in other locations in the Town), landscape buffers along the 14^th Avenue and Miller Avenue frontages and continuous pedestrian connections through the site from Woodbine to the large format retail uses. In addition, the Plan provides for a water feature to mark the primary entrance to the site off Woodbine Avenue. The provision of the increased built form along Woodbine Avenue results in a reduction in the amount of landscaped open space, with the Concept Plan providing for a total landscape open space component of 15% of the site area. Staff will work with the applicant to implement an enhanced planting programme through the site plan process.

Attached is the Conceptual Built Form Master Plan and implementing zoning by-law amendments for Council approval in accordance with the Recommendation Report resolution.

Attach.

FILE PATH: Amanda/ZA.04-017225Document Tab/Memo to DSC