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)




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 m2  (340,689 ft2)

 

 

 

Mixed-Use Facility

3 storeys (27 m)

 

Office

 

2,100 m2 (22,605 ft2)

Spa/Fitness Centre

 

2,100 m2 (22,605 ft2)

Conference/Trade Centre

 

7,800 m2 (83,961 ft2)

 

 

 

Hotel Portion

9 storeys (35.5 m)

 

Phase 1 Hotel

 

8,200 m2 (88,267 ft2)

(130 suites)

Phase 1 Long Term

 

3,800 m2 (40,904 ft2)

(75 suites)

Phase 2 Long Term

 

9,100 m2 (97,955 ft2)

(130 suites)

Phase 3 Long Term

 

9,400 m2 (101,184 ft2)  

(130 suites)

Hotel Retail

 

325 m2 (3,498 ft2)

 

 

 

Mechanical (Total)

 

3,400 m2 (36,598 ft2)

 

 

 

TOTAL

 

77,875 m2  (838,267 ft2)

 

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:

 

 




 

 

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 21ST CONSIDERATIONS:

The proposed hotel and conference/trade facility components of the proposed development would align with the Engage 21st 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