Report to: Development Services Committee Report Date: June 17, 2008

SUBJECT: PRELIMINARY REPORT

Applications by A.V. Bombardi Holdings Ltd. for re-zoning from Industrial to Business Corridor and Site Plan Approval to permit an office building at 16 Harlech Court.

ZA 08-111725, SC 08-111742; and,

Town-initiated Official Plan amendment to remove restrictions on professional and business office uses within the General Industrial Area of the Thornhill Secondary Plan

OP 08- 08 115891

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

RECOMMENDATION:

That the report dated June 17 2008, entitled “Applications by A.V. Bombardi Holdings Ltd. for re-zoning from Industrial to Business Corridor and Site Plan Approval to permit an office building at 16 Harlech Court; and, a Town-initiated Official Plan amendment to remove restrictions on professional and business office uses within the General Industrial Area of the Thornhill Secondary Plan”, be received;

And That a Public Meeting be held to consider the Zoning By-law Amendment application submitted by A.V. Bombardi Holdings Ltd. for the rezoning of 16 Harlech Court to permit an office building and a Town-initiated Official Plan amendment to remove restrictions on professional and business office uses within the General Industrial Area of the Thornhill Secondary Plan.

And further that, Staff be authorized and directed to do all things necessary to give effect to this resolution.

PURPOSE:

The purpose of this report is to provide preliminary information regarding the application for re-zoning the subject property from Industrial to Business Corridor; the application for Site Plan Approval to permit an office building at 16 Harlech Court; as well as a Town-initiated Official Plan amendment to remove restrictions on professional and business office uses within the General Industrial Area of the Thornhill Secondary Plan, and to recommend that the Committee authorize the scheduling of a public meeting.

BACKGROUND:

Property and Area Context

The 0.26ha hectare (0.64 acre) property is located on the north side of Harlech Court, north of Green Lane, municipally known as 16 Harlech Court (Figure 1). The property is presently vacant. There is no significant vegetation or natural features on the site. Single and multi-tenant industrial buildings are located to the south, east and west. Tamarack Park and low density housing are located to the north (Figure 4).

Proposal

The Owner has submitted an application to rezone the lands from Industrial to Business Corridor Area by By-law 77-73, to permit a 1,760 m² (18,945 ft²) 3 storey office building with 38 parking spaces (Figures 5&6).

Official Plan and Zoning By-law

The subject property is designated General Industrial Area in the Official Plan and Thornhill Secondary Plan (Figure 3). Section 7.4.4 of the Secondary Plan outlines that professional and business offices may be considered subject to the provisions of sections 7.4.6 and 7.3.4.4. Section 7.3.4.4 (BUSINESS CORRIDOR AREA - John Street/Green Lane) states that office and commercial uses shall be limited to sites fronting onto John Street or Green Lane. The Secondary Plan does not provide for office uses on the subject site.

An amendment to the Thornhill Secondary Plan is required to permit the proposed development.

The subject property is zoned Industrial (M) by By-law 77-73, as amended. The current zoning does not permit professional or business offices (Figure 2).

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

Since it was approved 11 years ago, this industrial area of the Thornhill Secondary Plan has evolved significantly with multi-tenant and mixed commercial/industrial developments becoming ever more prevalent. Numerous properties within the John Street and Green Lane employments areas of Thornhill have been redesignated and there are no longer any properties fronting onto Green Lane with the General Industrial Area designation. Staff are of the opinion that removing the paragraph linking professional and business office uses to John Street and Green Lane frontages is appropriate and will facilitate the general intent of the General Industrial Area which is to:

“...encourage the gradual evolution of the area by broadening the range of non-industrial uses including certain institutional and commercial uses permitted...”

ISSUES TO BE RESOLVED:

Staff have no concerns with the proposed Official Plan and Zoning By-law Amendment. Staff are working with the applicant to refine the site plan submission.

FINANCIAL CONSIDERATIONS:

No financial implications are to be considered in this report.

HUMAN RESOURCES CONSIDERATIONS

None at this time

ALIGNMENT WITH STRATEGIC PRIORITIES:

Growth Management

The proposed rezoning application supports the Town’s strategic focus of growth management.  The Official Plan designation of General Industrial Area will be preserved ensuring the land will be used for employment uses. The application broadens the range of employment uses in accordance with the Secondary Plan policies and promotes revitalization of this older employment area.  

Environment

In an email dated May 15, 2008, the Owner has committed to a LEED certified building.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to various Town departments and external agencies. Requirements of the Town and external agencies will be considered in preparing final recommendations.

CONCLUSION:

In order to allow for public input before Council makes a decision on the application, it is recommended that a public meeting be held.

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: OPA1 Thornhill Secondary Plan

Figure 4: Aerial Photo Figure 5: Proposed Site Plan Figures 6: Elevations

File path: Amanda\File 08 111725\Documents\Preliminary Report