INFORMATION REPORT TO DEVELOPMENT SERVICES COMMITTEE

 

 

 

 

TO:

Mayor and Members of Council

 

 

 

 

FROM:

Jim Baird, Commissioner of Development Services

Valerie Shuttleworth, Director of Planning & Urban Design

 

 

 

 

PREPARED BY:

Geoff Day,  Planner - West Development Team

 

 

 

 

DATE OF MEETING:

February 5, 2008

 

 

 

 

SUBJECT:

INFORMATION REPORT

Application for Site Plan Approval to permit a 5 storey office building at 220 Commerce Valley Drive West

Metrus Properties Inc.

File No.: SC 07 127439

 

 

 

 

RECOMMENDATION:

 

That the information report dated February 5, 2008 regarding the proposed Site Plan Approval for 220 Commerce Valley Drive, be received as information relative to the Development Services Committee meeting dated October 23, 2007.

 

PURPOSE:

 

The purpose of this report is to address questions raised at the Development Services Committee meeting held on October 23, 2007 and review how these matters have been addressed by the owner.

 

BACKGROUND:

 

Property and Area Context

The 1.4 ha (3.5 acre) subject property is located on the south east corner of Hwy 7 and Commerce Valley Drive west of Hwy 404. To the immediate south and east of the proposal is the Le Parc banquet facility and office tower. To the west is a mixed office and commercial development.  To the north is Time Square Mall within the Town of Richmond Hill.

 

In June of 1991 the owner obtained site plan approval to construct an 8 storey 12,466 m2 (134,187 ft2) office building on the subject lands.  The corresponding Site Plan Agreement was executed and registered yet the building subject to this application was never constructed.  In September 2007, the owner revised the proposed development and submitted an application to revise an approved site plan to now permit the construction of a 9593 m2 (103,262 ft2) 5 storey office building on the subject site.

 

On October 23, 2007, the application was presented to the Development Services Committee (Part A) by both Town Staff and the owner’s architect.  During the discussion, several matters arose that the Committee directed Staff to address in a follow-up memo.  The main issues were as follows:

 

  • A green or white roof system should be implemented to work towards LEED certification.
  • Additional landscape islands should be installed to break up and soften the parking areas.
  • Existing signage along the Leslie Street frontage should be installed in a more prominent location.
  • Direct access to Highway 7 should be considered.

 

On December 3rd Metrus Properties Inc. confirmed via a letter (see Appendix A) that LEED recognition was being sought for the building. 

 

White roof being proposed

In the December 3rd letter, the owner has also indicated that a “white roof” system is being implemented. 

 

As the materials used in white roofs have reflective properties, they have the potential to lessen a buildings’ reliance on air conditioning systems during the summer months, thereby reducing local ambient temperatures.  White Roofs have proven effective, as heat transfer is mitigated with white reflective material compared to traditional black roofs.

 

Additional landscaping required

The owner’s initial submission had not shown an existing landscaped island along the eastern portion of the development.  Through the approved plans, staff have ensured that this island will be maintainted.  Further, additional enhanced landscaped areas have been proposed along the Commerce Valley, Highway 7 and the daylighting triangle areas of the site.

 

Signage

The owner has informed Staff that the existing sign along the Leslie Street frontage will be relocated in order to provide for clearer property identification. 

 

Access to Highway 7

Staff contacted Regional staff in order to ascertain whether access could be installed along the Highway 7 frontage.  The Region indicated that a right-in-right-out only access could be permitted, provided that the owner installed a right turn lane in order relieve any conflicts such an entrance might cause. 

 

The owner submitted the following reasons in support of not constructing an access to Highway 7 at this time:

 

  1. There is existing parking/mature landscaping throughout the site which would have to be re-configured and/or removed to accommodate access to Hwy 7.

 

  1. Any alternative configurations to the parking layout would be extremely difficult to accommodate given the total number of parking spaces required for the site.  Variances have already been obtained from the Committee of Adjustment to recognize the total number of parking spaces proposed.

 

  1. Several tenants on site have a dedicated number of parking spaces per Lease Agreements and all parking existing and proposed is required.  The current parking configuration maxes-out on the parking and any alternatives would mean a further loss of parking spaces.

 

  1. The owner does not feel that an access to Hwy 7 is warranted at this time.

 

Consistent with the applicant’s comments, Staff are satisfied that the existing access points along both Leslie Street and Commerce Valley Boulevard are satisfactory for efficient vehicular circulation to, from and through the site.

 

The owner has made changes to the initial plans in order to address the comments and concerns that arose at the Development Services Committee meeting of October 23, 2007.    Therefore, Staff have endorsed the plans subject to the owner amending the existing Site Plan Agreement.

 

ATTACHMENTS:

Figure 1 – Owner’s Information

Figure 2 - Site Plan

Figure 3 - Elevations

Figure 4 – Landscape Plan

Appendix A – December 3rd Letter from Metrus Properties Inc.,

 

 

 

 

 

 

 

Valerie Shuttleworth, M.C.I.P., R.P.P.

Director of Planning & Urban Design

 

Jim Baird, M.C.I.P., R.P.P.

Commissioner of Development Services

 

Figure 1

 

Owner’s Contact Information:

METRUS PROPERTIES INC.

Nick Gougoulias

30 Floral  Pky

Vaughan ON

L4K 4R1

 

Document filepath: AMANDA/File SC-07-127439 /Documents