Report to: Development Services Committee Report Date: February 19, 2008

SUBJECT: PRELIMINARY REPORT

Woodbine International Centre Corporation & Woodbine International Hotel Corporation

Applications for Official Plan and Zoning By-law Amendments to permit a mixed-use hotel, retail, and conference and trade centre at 9390 Woodbine Avenue

OP 07 129406 & ZA 07 129420

PREPARED BY: Sabrina Bordone, Planner - West Development District

RECOMMENDATION:

That a public meeting be held to consider the applications submitted by the Woodbine International Centre Corporation & the Woodbine International Hotel Corporation for Official Plan and Zoning By-law Amendments to permit the development of a mixed-use hotel, retail, conference and trade centre at 9390 Woodbine Avenue.

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 applications submitted by the Woodbine International Centre Corporation & the Woodbine International Hotel Corporation to permit the development of a mixed-use hotel, retail, conference and trade centre and to recommend that a Public Meeting be held to consider the applications.

Property and Area Context

The 4.64 ha (11.46 ac) subject property is municipally identified as 9390 Woodbine Avenue and is located at the northwest corner of Woodbine Avenue and Markland Street (see Figure 1). The subject lands include two separate blocks on Plan 65M-3925. The subject lands are currently remnant farm lands with a mixture of vegetation along the Woodbine Avenue frontage.

To the north of the subject lands is a stormwater management pond, with low-density residential to the northwest. To the east, across Woodbine Avenue, is Ashton Meadows Park. To the south and west are vacant lands. The Markham Golf and Country Club is to the southwest (see Figures 2 & 3).

BACKGROUND:

Proposal is for an Integrated Mixed-Use Hotel, Retail, Conference/Trade Centre

The applicant is proposing a mixed use development with a total gross floor area of approximately 77,875 m² (838,267 ft²). The proposal includes a 9-storey hotel building fronting onto Markland Street that includes both short and long-term accommodations; a 3-storey mixed-use facility along the Woodbine Avenue frontage containing a conference/trade centre, retail and service commercial uses, offices, restaurants, and a spa/fitness centre; and a third component which includes a winter garden/shopping centre to the north of the proposed hotel building and west of the proposed mixed-use facility. A roof terrace is proposed on the top of the first storey roof within the northwest portion of the site.

The proposed site plan is illustrated in Figure 4 and includes:

Proposal	Height	Gross Floor Area
Retail (total)	Integrated throughout proposed development	31,650 m^2 (340,689 ft^2)
Mixed-Use Facility	3 storeys (27 m)
Office		2,100 m^2 (22,605 ft^2)
Spa/Fitness Centre		2,100 m^2 (22,605 ft^2)
Conference/Trade Centre		7,800 m^2 (83,961 ft^2)
Hotel Portion	9 storeys (35.5 m)
Phase 1 Hotel		8,200 m^2 (88,267 ft^2) (130 suites)
Phase 1 Long Term		3,800 m^2 (40,904 ft^2) (75 suites)
Phase 2 Long Term		9,100 m^2 (97,955 ft^2) (130 suites)
Phase 3 Long Term		9,400 m^2 (101,184 ft^2) (130 suites)
Hotel Retail		325 m^2 (3,498 ft^2)
Mechanical (Total)		3,400 m^2 (36,598 ft^2)
TOTAL		77,875 m^2(838,267 ft^2)

The hotel portion of the development, which is approximately 35.5 m (116 ft) in height, is proposed in three phases with 130 hotel rooms and 75 long-term stay rooms in Phase 1 and 260 long-term stay rooms in Phases 2 & 3 (130 units per phase). The mixed-use portion of the site, which is approximately 27 m (89 ft) in height, will contain retail space on the ground floor, restaurants, offices and a spa facility on the second floor, and conference facilities (including conference rooms, meeting rooms and function areas) on the third floor. The second and third floors of the proposed mixed-use facility would be directly connected to the hotel portion via a 2-storey bridge structure.

To the north of the hotel portion a large enclosed winter garden/shopping centre is proposed, which is intended to link the hotel with the mixed-use retail and service commercial component. A roof terrace is proposed on the top of the first storey roof within the western portion of the site. Conceptual elevations/cross-sections of the proposed development are provided in Figure 5.

A total of 2,073 parking spaces are required for the proposed development. The applicant is proposing to provide 2,083 parking spaces, all of which are to be provided for in two levels of underground parking. A total of two loading spaces, situated on the east and west ends of the proposed Winter Garden, have been provided for on the site plan. Vehicular access to the subject lands will be provided by a full movement access on the west side of Woodbine Avenue and a second full movement access on the north side of Markland Street.

Official Plan Amendment is Required

The subject lands are designated “Industrial” in the Official Plan. This designation is further refined to “Business Corridor Area” for the easterly portion of the subject lands and “Business Park Area” for the westerly portion of the subject lands by the Woodbine North Secondary Plan.

The planned function of the “Business Corridor Area” designation is to provide for locations with a mix of high quality business activities primarily in corridors along major road frontages, adjacent to industrial areas. Lands designated “Business Corridor Area” are intended for industrial and office uses that require the exposure that is needed to accommodate the business and service needs of the nearby companies and employees that they serve, and to accommodate, at appropriate locations, certain uses that also serve the general public. Retail uses in the “Business Corridor Area” designation are not intended to accommodate the needs of the general public as their primary function.

The planned function of the “Business Park Area” designation is to provide for office/industrial business parks characterized by corporate head offices and research facilities. Retail and service commercial activities under this designation are to be strictly controlled.

An Official Plan Amendment has been submitted to redesignate the westerly portion of the site from “Business Park Area” to “Business Corridor Area”, so that the entire site is designated “Business Corridor Area”. The “Business Corridor Area” designation provides for offices, hotels and motels, trade and convention centres, service uses consistent with the planned function of the designation, ancillary retail uses where internally integrated as a component of and office building or hotel, restaurants where integrated with other uses as a component of a larger building, and sport, health and fitness recreational uses amongst other uses. In comparison, the “Business Park Area” designation provides for the proposed hotel development, but does not include provisions for a mixed-use centre. In addition, ancillary retail uses and restaurants are only contemplated in the “Business Park Area” designation where internally integrated as a component of an office building and clearly intended for the convenience use of local businesses and employees, or when internally integrated as a component of a hotel, as customarily provided to cater to the needs of the hotel patrons.

The applicant is also requesting an amendment to Section 5.3.4. d) of the Woodbine North Secondary Plan in order to permit an increased density on the property. Section 5.3.4.d) states that buildings shall not exceed a Floor Space Index of 1.0. The applicant is proposing to have this permission changed to a Floor Space Index of 1.8.

Zoning By-law Amendment is Required

The subject lands are currently zoned “Select Industrial with Limited Commercial” [M.C.(107%)] for the easterly portion and [M.C.(60%)] for the westerly portion by By-law 165-80, as amended. Uses permitted under the “Select Industrial with Limited Commercial” zone category include banks and financial institutions, professional and business offices, commercial schools, hotels and motels amongst other uses. In spite of this, the lands are also subject to site specific amendment 48-90, which limits the permitted uses for all parcels abutting Woodbine Avenue to data processing centres and related functions, business and professional offices, banks and financial institutions, private clubs and health centres, and industrial uses as part of part of an office/industrial uses, but not within 60 m of the Woodbine Avenue street line. The applicant is requesting that the permitted uses be broadened across the entire site to reflect those provided for in the “Business Corridor Area” designation in the Official Plan.

The applicant is also requesting an amendment to increase the maximum Floor Area Ratio from 107% (easterly portion) and 60% (westerly portion) to 180% across the entire site.

Potential Benefits of Approval of the Proposal:

· The proposal has the potential of increasing the functionality of a currently vacant parcel of land.

· Approval would allow for an intensive mix of uses on the subject lands, and contribute to the overall development of this employment district.

· The proposal is for a very urban, street-related development, at an important location with high visibility along Woodbine Avenue.

· There is opportunity for high quality urban design and architectural treatments, and sustainability/green infrastructure measures.

DISCUSSION:

The following is a brief summary of concerns 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:

• Effect on the planned function of the remaining “Business Park Area” lands;

• Compatibility with existing low-density residential development situated to northwest of the subject lands;
• A very significant amount of retail floor area is proposed [31,975 m² (344,187 ft²) or 41% of total GFA]. The “Business Corridor Area” designation permits ancillary retail uses when internally integrated as a component of an office building or hotel. Retail uses in the “Business Corridor Area” are not intended to serve the needs of the general public as their primary function.
• Staff are in discussion with the applicant in regard to the mix of uses, to ensure that the proposed development will meet the planned function of the “Business Corridor Area”;
• In accordance with Section 3.4.4.5. of the Official Plan, the applicant is being requested to submit a study to assess the impact of the proposed retail uses on the planned function of the Business Corridor designation and the Town’s planned commercial structure;
• The proposed long-term stay hotel units may be permitted under the “Business Corridor Area” designation, but residential units would not be permitted;
• The applicant will be required to consolidate the two blocks into a single lot in order to meet Ontario Building Code requirements for servicing;
• Technical studies including, but not limited to, Tree Inventory and Preservation Plan, Noise Study, Functional Servicing Study, and Traffic Study, need to be submitted and reviewed to the satisfaction of the Town.

FINANCIAL TEMPLATE (external link):

Not applicable.

ENVIRONMENTAL CONSIDERATIONS:

The vegetation located on the subject lands is not significant and does not meet the Region of York’s criteria to classify this vegetation as a woodlot. Urban Design staff met on the site with Regional Forestry staff at the time of draft plan approval, where it was determined that the vegetation was in decline and not dense enough to preserve under Regional standards.

ACCESSIBILITY CONSIDERATIONS:

Not applicable at this time.

ENGAGE 21^ST CONSIDERATIONS:

The proposed hotel and conference/trade facility components of the proposed development would align with the Engage 21^st Consideration related to Economic Development, as these component would work to promote and support Markham as the best location for diverse high-tech and related businesses.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with respect to these applications and all comments will be addressed in a final report if necessary.

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/Zoning

Figure 3 – Air Photo

Figure 4 – Conceptual Site Plan

Figure 5 – Conceptual Elevations & Cross-Sections

APPLICANT/AGENT:

Mr. Peter Smith

Bousfields Inc.

3 Church St., Suite 200

Toronto, ON M5E 1M2

Tel: (416) 947-9744

Fax: (416) 947-0781

File path: Amanda\File 07 129406\Documents\Recommendation Report