Report to: Development Services Committee                                  Report Date: June 10, 2008

 

 

SUBJECT:                  Application by Concord Hotels Springhill Suites for Site Plan                                         Approval to permit a 6 storey 178 room hotel at 525 Cochrane                                            Drive, PLAN 65M2073 Lot 2

                                    File: SC-07131014

 

PREPARED BY:       Geoff Day,  Planner - West Development Team ext. 3071

 

 

RECOMMENDATION:

That the report dated June 10, 2008, entitled “Application by Concord Hotels Springhill Suites for Site Plan Approval to permit a 6 storey 178 room hotel at 525 Cochrane Drive”, be received;

 

That the Site Plan Control application (SC-07-131014) submitted by Concord Hotels Springhill Suites, to permit a 6 storey 178 room hotel at 525 Cochrane Drive, be endorsed in principle subject to the conditions included in Appendix ‘A’;

 

And that 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:

Not applicable

1. Purpose                     2. Background                      3. Discussion                        4. Financial        

 

5. Others (HR, Strategic, Affected Units)                                   6. Attachment(s)

 

PURPOSE:

The purpose of this report is to recommend that Development Services Committee endorse in principle an application for Site Plan Approval for a proposed 6 storey 178 room hotel located at 525 Cochrane Drive (Figure 1). 

 

BACKGROUND:

Location and Area Context

The subject property has an area of 1.40 hectares (3.46 acres) and is located on the south side of Cochrane Drive abutting the Highway 404/407 interchange (Figure 1).  The parcel is identified as Lot 2 on registered plan 65M-2073. Adjacent uses include a Howard Johnson Hotel to the north, prestige employment uses to the east, and the Highway 404/407 interchange to the south and west.

 

Official Plan and Zoning

The subject property is designated Business Park Area in the Official Plan (Revised 1987).   The Business Park Area designation provides for a range of employment uses including hotels and ancillary retail and service uses and restaurants, where internally integrated as a component of a hotel.    

 

The subject lands are currently zoned M.C. (100%) – Select Industrial and Limited Commercial, by By-law 165–80, as amended (Figure 2).  This designation permits the proposed uses.

 

Proposal

The Owner proposes to construct a 10,725 m2 (115,447 ft2) 6 storey hotel containing 178 rooms, a restaurant and banquet hall.  223 surface parking spaces are proposed (Figures 4&5).

 

OPTIONS/ DISCUSSION:

 

Site Layout and design

The building is aligned in a north-south orientation on the site.  The parking is located to the north west and south east sides of the building.  There is no parking between the building and the street.  The building material is primarily stucco which has been applied in two colours, “Mahogany and Buff”.  The base of the building is clad with a “simulated stone veneer”.

 

Staff are continuing to work with the applicant on the treatment of the transition between the stucco material on upper levels and the base stone veneer material, the delineation of the top cornice of the building and modifications to the entrance canopy to accommodate seasonal conditions.  However in general, Staff are satisfied with the colour and materials chosen for this site.

 

Enhanced landscaping and directional lighting provided

Enhanced landscaping will be installed around and throughout the site with specific focus on screening the outdoor patio areas (Figure 6).  The landscaped areas will contain drought resistant plants and therefore will be irrigation free.  Permeable paving will be installed on all patio areas which will assist in reducing any impacts from stormwater run-off.

 

All lighting will be of directional form in order to minimize lighting impacts on surrounding properties and on night skies.   

 

Green Initiatives

On April 23 2008, Staff received a letter from the applicant committing to a number of green initiatives, including:

 

·        Low-E windows

·        Use of native landscaping material that require less water

·        Full cut-off exterior light fixtures to reduce light trespass and promote “dark skies”

·        Installation of a  white roof system

·        Permeable paving on all patio areas

·        All buffer areas to be irrigation free, containing drought resistant plants

·        Auto shut off faucets and low flow toilets

·        Energy efficient florescent lighting installed throughout the building

 

 

Technical studies finalized

The required technical studies addressing stormwater management, site servicing and grading have been submitted and are acceptable. The required Environmental Noise Report was submitted to the Town and has been also been found satisfactory.

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable

 

HUMAN RESOURCES CONSIDERATIONS

Not applicable

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

Growth Management

This multi-storey building promotes an intensive use of the land and provides lodging opportunities for individuals doing business or vacationing in Markham.  This development is an efficient use of the land by infilling within an existing employment area. 

 

Transportation/Transit;

The required traffic study has been reviewed by both Town and MTO staff and has been found to be satisfactory.

 

Environment;

The applicant has committed to several green initiatives as outlined in this report.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The proposal has been circulated to other Town Departments and agencies and all comments have been addressed in this report.

 

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:

Appendix ‘A’ – Endorsed Site Plan Conditions

 

Figure 1:           Location Map

Figure 2:           Area Context/Zoning

Figure 3:           Aerial Photo

Figure 4:           Proposed Site Plan

Figures 5:         Elevations

Figure 6:           Proposed Landscape Plan

 

File path: Amanda\File 07 131014\Documents\Recommendation Report

 

APPENDIX A

 

  1. That final site plan, building elevation and landscape drawings be submitted to the satisfaction of the Director of Planning and Urban Design;

 

  1. That a Landscape Plan, prepared by a Landscape Architect having O.A.L.A. membership, be submitted to the satisfaction of the Director of Planning and Urban Design;

 

  1. That a letter be provided from an Ontario Land Surveyor (O.L.S), confirming that the proposed development adheres to the height regulations for the Buttonville Airport as set out by Transport Canada;

 

  1. That the Owner enter into a site plan agreement with the Town containing all the standard and special provisions and requirements of the Town and public agencies including the Region of York;

 

  1. And that a site plan agreement be executed prior to final site plan approval; and,

 

  1. And further that this endorsement shall lapse and final approval will not be issued, after a period of three years commencing June 10, 2008 in the event a site plan agreement is not executed within that period.