Report to: Development Services Committee                          Report Date:  December 9, 2008

 

 

 

SUBJECT:                          Recommendation Report

                                            Bloorguard Investment Co. Ltd.

                                            Site plan application to permit a 4918 square metre industrial building to accommodate a PowerStream warehouse and service facility.

                                            80 Addiscott Court

                                            SC 08 124764

PREPARED BY:               Anna Henriques, Planner II – Central District Team

 

 

RECOMMENDATION:

That the staff report entitled “Recommendation Report: Bloorguard Investment Co. Ltd.  Site Plan application to permit a 4918 square metre industrial building to accommodate a PowerStream warehouse and service facility at 80 Addiscott Court” (SC 08 124764) be received;

 

That the site plan application to permit a 4918 square metre industrial building to accommodate a PowerStream warehouse and service facility at 80 Addiscott Court, be endorsed in principle,  subject to the conditions attached as Appendix ‘A’;

 

That site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued following execution of the site plan agreement and satisfaction of the attached conditions.  Site Plan approval is issued only when the Director has signed the site plan;

 

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

 

EXECUTIVE SUMMARY:

Not applicable

 

1. Purpose       2. Background         3. Discussion        4. Financial      5. Others (Strategic, Affected Units)       6. Attachment(s)

 

 

PURPOSE:

The purpose of this report is to recommend that Committee endorse an application for site plan approval, subject to the attached conditions, for a 4918 square metre industrial building to accommodate a PowerStream warehouse and service facility at 80 Addiscott Court.

 

BACKGROUND:

Site Area and Context

The subject property encompasses an area of approximately 4.65 hectares  (11.5 acres).  The property is bounded to the east by a future PowerStream transformer site and Rodick Road, to the south by Highway 407 and to the west by Woodbine Avenue.  Immediately north-west of the property are industrial buildings fronting onto Bodrington Court and Addiscott Court.  Beaver Creek and associated valleylands traverse the property at the north east corner.  Immediately north east of the property is vacant industrial land fronting onto Rodick Road (Figure 3).

 

Consent application

In June 2008, the Owners of the subject property submitted a consent application to create a new 0.8 hectare (2 acre) parcel at the east end of the property, abutting the creek and Rodick Road.  The Owner was also seeking a 10 metre wide access easement on the retained parcel, in favour of the severed parcel, for access onto Addiscott Court (severed parcel fronts onto Rodick Road, however, it does not have access to Rodick Road) (Figure 3).

 

The Owner was seeking permission for consent and the easement in order to facilitate the sale of the severed parcel to PowerStream for use as a transformer site.  The consent application was approved, subject to conditions, in July 2008.  Staff had a pre-consultation meeting with PowerStream in October 2008, for the transformer site (severed parcel) and anticipate the submission of a site plan application in the near future.

 

OPTIONS/ DISCUSSION:

Proposal

The Owner is proposing to construct a 2 storey industrial building with approximately 4918 square metres (52,941 square feet).  The proposed building is being built for use by PowerStream, as warehouse and service facility.  PowerStream has negotiated a 25 year lease (with the Owner) with the option for purchase at the end of the lease.  

 

The proposed building will consist of a warehouse component for the storage of materials, a garage component for the storage and servicing of fleet vehicles and a small office component for employees.  The proposed development will also include an outdoor storage area at the west end of the property.  This area will primarily be used for the storage of low profile materials such as transformers and hydro poles, as well as, vehicles.  Approximately 318 parking spaces will be provided for employee vehicles and PowerStream fleet vehicles (Figure 4).

 

The Owner is proposing precast concrete panels (white with grey accent) with spandrel glass panels for the office portion of the building.  The warehouse and service portion of the building is proposed to be cladded with ribbed precast concrete panels in grey.  Staff are generally satisfied with the proposed building materials and elevations.

 

Official Plan

The subject property is designated “Industrial” and “Hazard Lands” in the Official Plan (OPA 112).  The proposal is in conformity with the Official Plan.  The “Hazard Lands” designation is reflective of the Beaver Creek and associated valleylands located at the north east portion of the property.  It is also noted that the lands are located in proximity to lands identified in the Official Plan as a former Waste Disposal Site.    

 

 

 

Zoning

The subject property is zoned (H)M [HOLD – Industrial] and O1 (Open Space) pursuant to By-law 165-80 as amended.   The proposed use is permitted as a Public Use.  Notwithstanding the HOLD provision, staff have advised the Owner that should PowerStream not occupy the building and/or terminate its lease, a Zoning By-law amendment will be required to lift the HOLD provision and to bring the development in conformity with the Zoning By-law with respect to development standards and storage permissions.

 

Permanent Cul-de-Sac required for Addiscott Court

Through the site plan review process, it was determined that Addiscott Court should  terminate in a permanent cul-de-sac.  The Town has an easement on the abutting lands at the terminus of Addiscott Court (70 and 75 Addiscott) for the location of a temporary cul-de-sac.  As part of the site plan approval process, staff have requested that the Owner work with the adjacent property owners to the north (70 Addiscott - Hanna Papper and 75 Addiscott - Classic Catering) in order to provide a permanent cul-de-sac.  The permanent cul-de-sac may require additional private lands to the north and, possibly some land on the subject property, to be conveyed to the Town as a public road. 

 

The details and design of the permanent cul-de-sac are being prepared by the Owner for review by staff.  During the design process for the permanent cul-de-sac, staff have requested that the Owner, with the adjacent property owners, take into account potential impacts on the adjacent properties such as access and on-site circulation at 70 and 75 Addiscott. Resolution of this matter, to the satisfaction of the Town Solicitor, the Director of Engineering and the Director of Planning and Urban Design, will be required as a condition of site plan approval.

 

TRCA approval

The subject property abuts Beaver Creek and associated valleylands.  The Top of Bank limit has been staked by the TRCA and a 10 metre buffer will be required to be conveyed to the Town as a condition of site plan approval.  The TRCA has provided comments with respect to stormwater management, water balance and erosion and sediment control.  Approval from the TRCA will be required as a condition of site plan approval.

 

MTO approval

The subject property falls within the Ministry of Transportation’s permit control area.  The MTO has requested additional information for their review.  In addition, the MTO requires a minimum 14.0 metre setback along the Highway 407 Right-of-Way (ROW) or future highway ROW limits.  All structures and elements essential to the site such as utilities, fire routes, required parking, etc. are proposed to be set back a minimum of 14 metres to meet MTO requirements.

 

Environmental Impact Assessment required

Due to the site’s proximity to lands identified in the Official Plan as being potentially contaminated, staff have requested the submission of an Environmental Impact Assessment report for review.

Compensation for tree removal

In earlier discussions with the applicant on a previous development concept, staff identified several trees which were on the property and had requested a tree inventory and preservation plan be provided as part of a development submission.  Subsequent to this request, one significant tree was removed without Town review or approval.  As part of the discussions for this proposal, the owner has been requested by staff to consider opportunities to compensate for the loss of the mature tree.  Suggestions by staff include additional on-site landscape planting (enhanced size and numbers), valleyland planting or restoration work, or perhaps a contribution to the Town’s Trees for Tomorrow Program.  This request will be discussed further with the Owner and has been included as a condition of approval.

 

PowerStream Service Facility was high parking demand

As per the Town’s parking by-law, a building of this size would normally generate the need for approximately 98 parking spaces whereas 316 spaces are proposed.  PowerStream has indicated the proposed spaces are required in order to accommodate the parking of employee vehicles (approximately 165 spaces) as well as the parking of PowerStream fleet service vehicles (approximately 151 spaces).  As mentioned below, staff have requested that additional landscaping be provided on site to screen the parking area proposed.

 

Screening of outdoor storage/parking areas

The western half of the site is proposed to be used for outdoor storage of PowerStream materials and equipment.  PowerStream has advised that the area will contain low profile (maximum 2 metres in height) items such as transformers and hydro poles. Through the site plan review process, staff have requested the Owner provide screening along the south property line, next to Highway 407.  A minimum 6 metre landscape strip, densely planted with a combination of evergreen and deciduous trees has been recommended.  The Owner is proposing a 3 metre landscape strip along the south property line, however, staff have identified an opportunity to reconfigure the driveway aisle width in order to accommodate additional landscaping without compromising the number of parking spaces proposed.  A minimum 3 metre landscape buffer has been requested along all other property lines, with the exception of the valleyland 10 metre buffer required by the TRCA.

 

Sustainability measures

PowerStream has indicated that that are considering a number of sustainability measures  for incorporation within the proposed development, such as:

·        White reflective roof for entire building;

·        Permeable surface for employee parking area;

·        Rainwater harvesting for washing of fleet vehicles;

·        Drought resistant grasses;

·        Natural ventilation (no air conditioning) for the service area; and,

·        High efficiency lighting and plumbing fixtures.

 

Due to the site’s close proximity to the creek and valleylands and the large amount of surface parking proposed, staff and the TRCA have recommended sustainable stormwater practices such as bio filters, infiltration galleries and bio swales.  Staff will continue to work with the owner and PowerStream to incorporate additional sustainability measures, where possible, within the proposal.

 

FINANCIAL TEMPLATE

Not applicable.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The Proposal aligns with the Town’s strategic priority of Growth Management.  The proposed Power Stream facility will provide for improved hydro power supply and service for growth in Markham and the surrounding area.

 

DEPARTMENTS CONSULTED AND AFFECTED:

This application has been circulated to applicable departments and agencies for comment, and their requirements have been included as conditions of approval.

 

RECOMMENDED BY:

                                 

________________________________             _________________________

Valerie Shuttleworth, MCIP, RPP                   Jim Baird, MCIP, RPP

Director of Planning and Urban Design         Commissioner of Development Services               

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context/Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Site Plan

Figure 5 – Proposed Elevations

 

Applicant:

Wes Surdyka Architect Inc. – Wes Surdyka

3645 Keele Street, Unit 108

Toronto, ON

M3J 1M8

Tel: 416-630-2254

Fax: 416-630-5741

 

 

File path: Amanda\File 08 124764\Documents\Recommendation Report

 

 

 

 

 

 

 

APPENDIX ‘A’- Conditions of Site Plan Approval

 

 

  1. That the Owner enter into a site plan agreement with the Town containing all the standard provisions and requirements of the Town, the Region of York, the TRCA, the MTO and other public agencies, including receiving appropriate approvals/permits and providing any financial securities required;

 

  1. That the Owner continue to work with staff on finalizing outstanding site plan issues including, but not limited to, the design and location of the permanent cul-de-sac at the terminus of Addiscott Court, including addressing any potential impacts on the adjacent properties to the north, screening measures along the south property line and on-site site, the incorporation of sustainability measures within the proposed development and finalization of the elevations;

 

  1. That the Owner provide compensation, for removal of the significant tree on site, to the satisfaction of the Director of Planning and Urban Design;

 

  1. That the Owner provide an internal refuse room for waste and recyclables to the satisfaction of the Town’s Waste Management Department;

 

  1. That the Owner submit a landscape plan addressing landscape screening measures along the south property line and opportunities to enhance landscaping on-site for review and approval by staff, to the satisfaction of the Director of Urban Design and Planning;

 

  1. That the owner submit an Environmental Impact Study for review and approval by staff, to the satisfaction of the Director of Engineering;

 

  1. That the Owner submit plans for the design and details for the permanent cul-de-sac location at the terminus of Addicscott Court, including addressing any potential impacts to adjacent property owners,  for review and approval by staff, to the satisfaction of the Town Solicitor, the Director of Planning and Urban Design and the Director of Engineering; and,

 

  1. That the Owner make arrangements for the conveyance to the Town of required lands for the permanent cul-de-sac for Addiscott Court and the10 metre environmental buffer and valleylands required by the TRCA, subject to confirmation that the lands are environmentally clean, to the satisfaction of the Director of Engineering and the Director of Planning and Urban Design.