Report to: Development Services Committee                        Report Date:  November 18, 2008  

 

 

SUBJECT:                          PRELIMINARY REPORT         

                                            Seven Star Plaza Inc.

                                            Application for Official Plan and Zoning By-law Amendment to re-designate and re-zone the lands to combine them with the lands to the north to facilitate a comprehensive commercial development at 8495 McCowan Road.

                                            File Number OP 08-120413 and ZA 08-120455

PREPARED BY:               Doris Cheng, Senior Planner – East District, ext. 2331

 

 

RECOMMENDATION:

That the report dated November 18, 2008 entitled “Preliminary Report, Seven Star Plaza Inc., Applications for Official Plan and Zoning By-law Amendment to re-designate and re-zone the lands to combine them with the lands to the north to facilitate a comprehensive commercial development at 8495 McCowan Road” be received;

 

That Staff be authorized to schedule a statutory Public Meeting to consider the proposed official plan and zoning by-law amendment applications;

 

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 the application for Official Plan Amendment and Zoning By-law Amendment to re-designate and re-zone the lands at 8495 McCowan Road in order to combine them with the lands to the north to facilitate a comprehensive commercial development.  Should these lands be re-designated and re-zoned, the applicant intends to file a site plan application for these lands and the lands to the north for a new commercial development (existing buildings to be demolished). 

 

The report also seeks authorization to hold a statutory public meeting with respect to the proposed Official Plan and Zoning By-law amendment applications.

 

BACKGROUND:

The applications by Seven Star Plaza Inc. were received July 3, 2008.  The applications were deemed complete on September 26, 2008.

 

 

Property and Area Context

The subject property is approximately 0.30 hectares (0.74 acres) in area and has a 30 metre frontage and direct access from McCowan Road.  Located south of the existing plaza at the southeast corner of McCowan Road and Highway 7 East, the subject lands contain a vacant, single detached residential dwelling and detached garage.  Vegetation exists along the north, east and south property lines.  The area context is as follows:

 

 

Proposal is to redesignate and rezone the subject lands from Residential to Commercial

The applicant has submitted an Official Plan amendment application to redesignate the lands from Urban Residential to Commercial – Commercial Corridor Area and a Zoning By-law Amendment application to re-zone the subject lands from Residential One (R1) to General Commercial (C-1) zone.

 

The subject lands were recently acquired in order to be combined with the applicant’s adjoining commercial lands, owned by Seven Star Plaza Incorporated, located to the north.  The intent of this application is to re-designate and re-zone the subject lands to the same Official Plan and zone category as the lands to which the property is to be combined.  A site plan application has not yet been submitted for the subject lands or the abutting commercial lands to the north.  However, should these current applications be approved, the applicant has indicated an intent to file a site plan application for these lands and the landholdings to the north to demolish the existing plaza and proceed with a new comprehensive commercial development across both properties.  

 

Previous Applications

The existing plaza on 5261 Highway 7 was originally constructed in the 1960’s.    The two-storey building at 5293 Highway 7, abutting the subject site, was originally given zoning approval by the Ontario Municipal Board in 1980 but was not constructed at that time.   In 1986, a revised site plan and an amendment to the zoning were approved to permit the existing two-storey building.  The approved site plan incorporated both 5261 Highway 7 and 5293 Highway 7 as they are under the same ownership, although the properties retain separate title.  Additional amendments to the zoning by-law were approved in 1987 and 1988 to permit additional uses including medical uses to 5293 Highway 7.   

There have been other applications for these properties; the most recent was in 2003 when the applicant submitted applications for Official Plan, zoning amendment and site plan approval to provide for the comprehensive redevelopment of the subject lands with the properties to the north and northeast.  The applications were met with public opposition at the September 9, 2003 statutory public meeting and the applications did not proceed.  Some of the issues identified at the time included:

 

 

Official Plan

The subject lands are designated Urban Residential in the Official Plan, as amended.  The applicant is proposing to re-designate the lands from Urban Residential to Commercial – Commercial Corridor Area, to provide the lands with the same designation as the lands to the north.

 

The Commercial – Commercial Corridor Area designation provides opportunities for pedestrian oriented, transit-supportive commercial and mixed use developments that may incorporate commercial and non-commercial uses.  These may include residential, institutional, recreational, cultural and entertainment uses.  The intent is to incorporate a variety of uses and establish a positive and supportive interrelationship and synergy which may occur by mixing complementary and compatible uses.

 

Applicable Zoning By-law

The lands are zoned ‘Residential One’ in By-law 1229, as amended.  Permitted uses include a single detached residential dwelling with accessory buildings.  The zoning amendment application submitted by the applicant would re-zone the site from Residential One (R1) to General Commercial (C1) under By-law 1229 as amended.  This proposed zone category permits retail stores, service shops, personal service shops, banks, billiard parlors, bowling alleys, business and professional offices, restaurants, and theatres.  The development standards for General Commercial are as follows:

 

 

The lands north of the subject property have been subject to several zoning by-law amendments to add additional uses to the General Commercial zone.  Should the lands subject to this amendment be re-zoned, the zone provisions should be made consistent with the zoning of the lands to the north to facilitate a comprehensive commercial development.

 

Potential Benefits of Approval of the Proposal

This proposal would facilitate the re-development of the existing plaza for continued commercial use.  It may also potentially enhance the intersection of Highway 7 and McCowan Road to create a more urban form which is transit supportive and in keeping with the vision for Highway 7.

 

CONCERNS / ISSUES TO BE RESOLVED:

The following is a brief summary of concerns/issues 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, if required, at a later date.

 

 

FINANCIAL TEMPLATE (external link):

Not applicable.

 

ALIGMENT WITH STRATEGIC PRIORITIES:

The proposed applications align with the Town’s strategic priorities of Growth Management and Transportation and Transit.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to various Town departments and external agencies and is currently under review.  Requirements of the Town and external agencies will be reflected in the preparation of the final report, if required.

 

CONCLUSIONS:

Staff recommend that a statutory public meeting be held to consider the proposed Official Plan amendment and Zoning By-law amendment applications.

 

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 and Zoning

Figure 3 – Air Photo 2007

 

APPLICANT/AGENT:                      Mark Eplett

                                                            Otis Group of Companies

                                                            20 Eglinton Avenue West, Suite 1402

                                                            P.O. Box 2040 Toronto, Ontario  M4R 1K8

                                                            Telephone:  416-489-2833  Fax:  416-486-6017        

                                                            Email:  markeplett@rogers.com 

                                                           

FILE PATH:

Amanda\File ZA 08 125551\Documents\Preliminary Report

 

Figure 1 – Location Map