Report to: Development Services Committee                        Report Date:  February 17th, 2009

 

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Dilawri Group of Companies        

                                            Application to amend the zoning by-law to permit additional parking for the existing Markham Honda and Markville Ford car dealerships.

 

                                            7 & 13 Main Street Unionville South, 8005 Kennedy Road, and Part of Lot 1, Plan 2196

                                           

                                            ZA 08 129192

 

PREPARED BY:               Stacia Muradali, Planner II

                                            Central District, ext. 2008

 

 

 

RECOMMENDATION:

That the staff report entitled “PRELIMINARY REPORT,  Dilawri Group of Companies. Application to amend the zoning by-law to permit additional parking for the existing Markham Honda and Markville Ford car dealerships, 7 & 13 Main Street Unionville South, 8005 Kennedy Road and Part of Lot 1, Plan 2196 (ZA 08 129192),” be received;

 

And that a Public Meeting be held to consider the zoning by-law amendment application (ZA 08 129192) submitted by the Dilawri Group of Companies;

 

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 provide preliminary information regarding an application submitted by the Dilawri Group of Companies for a zoning by-law amendment and to  recommend that a statutory Public Meeting be held to consider this application.

 

BACKGROUND:

Complete Application Date

The zoning amendment application by the Dilawri Group of Companies was deemed complete on December 2, 2008.

 

 

 

 

 

Subject lands and area context

The subject lands comprise four separate properties located on the east side of Main Street Unionville South, south of Unionville Gate, on the west side of Kennedy Road, north of Highway 407 (Figure 1). The northerly parcel of land, municipally known as 13 Main Street Unionville, contains a single detached dwelling and has several mature trees and hedges. The parcel municipally known as 7 Main Street Unionville, immediately south of 13 Main Street also contains a single detached dwelling and several mature trees. 8005 Kennedy Road is located directly south of 7 Main Street and is vacant. The easterly triangular parcel of land fronting onto Kennedy Road is a vacant remnant parcel from the construction of Kennedy Road and is legally described as Part of Lot 1, Plan 2196 (Figure 1). This parcel of land is currently being used for additional parking by the existing car dealerships located immediately to the north (Figure 3).

 

Markham Honda (8220 Kennedy Road) and Markville Ford (21 Main Street Unionville South) are located immediately north of the subject lands and are bounded by Unionville Gate to the north, Kennedy Road to the east, and Main Street Unionville to the west (Figure 3). This application proposes the provision of additional parking and outdoor storage and display associated with these existing car dealership uses.

 

Other surrounding land uses include an office building and Shell Canada gas station and Jiffy Lube on the north side of Unionville Gate, Emerson Electric on the west side of Main Street Unionville South and a BMW car dealership to the east of Kennedy Road  (Figure 3). A minor watercourse that drains into the Rouge River runs through the subject lands.

 

Previous Applications

In 2005, applications for zoning by-law amendment and site plan were submitted for 7 and 13 Main Street, and the vacant triangular piece of land fronting onto Kennedy Road. The applicant proposed recognizing the existing parking lot use on the vacant triangular parcel fronting onto Kennedy Road, and providing additional parking for staff and customers, and additional outdoor storage areas for vehicle stock. Processing of these applications was held in abeyance pending resolution of matters related to the protection of the existing watercourse with the Toronto and Region Conservation Authority (TRCA), appropriate landscaping and screening along Kennedy Road and Main Street Unionville South, overall site layout and potential future acquisition of lands along Kennedy Road from the Region of York and along Main Street Unionville South from the Town.

 

Current Proposal

The applicant has acquired additional lands to the south (8005 Kennedy Road) from the Region. The applicant is in the process of finalizing a land exchange with the Town which will result in the acquisition of additional lands along Main Street Unionville South. The current application reflects the newly acquired parcel of land (8005 Kennedy Road), the lands to be acquired along Main Street Unionville South, the vacant triangular parcel of land fronting onto Kennedy Road (Part of Lot 1, Plan 2196) as well as 7 and 13 Main Street Unionville South (Figure 4).

 

The applicant is proposing to provide additional parking and outdoor storage and display  areas to accommodate the vehicle stock for the existing Markville Ford and Markham Honda. 123 additional parking spaces are proposed in addition to recognizing the existing ten additional unmarked parking spaces located on the vacant triangular parcel fronting onto Kennedy Road (Figure 4).

 

The applicant proposes to rezone all of the subject lands to permit only accessory outdoor display and storage of vehicles, and additional parking associated with the existing car dealership use at 21 Main Street Unionville South (Markville Ford) and 8220 Kennedy Road (Markham Honda). A site plan application (SC 08 129196) for all of the subject lands has been submitted concurrently with this application.

 

Official Plan and Secondary Plan amendments not required

The site is designated as Commercial-Community Amenity Area in the Markham Centre Secondary Plan. This designation normally prohibits retail uses involving accessory outdoor storage and/or display of merchandise, however, the Markham Centre Secondary Plan (OPA 21) states in Section 4.3.2.2 “ the lands designated Community Amenity Area-General, on the west side of Kennedy Road may be considered for retail uses involving accessory outdoor storage and/or display, subject to approval by Council of a specific proposal for zoning amendment and site plan approval demonstrating land use and quality of design commensurate with the intended character of the area.”

 

Zoning By-law amendment required

7 and 13 Main Street Unionville South and 8005 Kennedy Road are zoned Single Family Rural Residential (RRH) in zoning by-law 122-72, as amended, and the vacant triangular parcel of land fronting onto Kennedy Road (Part of Lot 1, Plan 2196) is zoned Rural Residential One (RR1) in zoning by-law 304-87, as amended (Figure 2). A zoning amendment is required to permit the accessory outdoor storage and display of motor vehicles and parking associated with the existing car dealerships.

 

The Markham Honda and Markville Ford car dealerships to the immediate north are zoned Community Amenity (CA) and it is proposed that a similar zone category be applied to the subject lands. An Open Space (O1) zone category will also be applied to reflect the location of the minor tributary through a portion of the subject lands.

 

 

OPTIONS/ DISCUSSION:

The following is a brief summary of concerns/issues which have been identified 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:

 

  • There are several mature trees and vegetation on the subject lands. A tree inventory and preservation plan is required for review and approval.
  • A portion of a minor tributary runs through the subject lands. Comments and approval from the TRCA will be required.
  • The zoning by-law amendment and site plan agreement will only permit outdoor storage and display of motor vehicles and parking which is associated with the existing car dealership use (forming one land parcel under one land ownership with the existing car dealership land), and not as a primary use on a free standing parcel.
  • The subject lands are located adjoining Kennedy Road, a major arterial transit route and gateway to Markham Centre. Treatment and enhancement along this urban edge must be provided to the satisfaction of the Town, including measures to screen the outdoor storage vehicles and parking areas, and to ensure compatibility with the intended character of the areas, consistent with the Markham Centre Secondary Plan.
  • The Region of York has indicated that there may be Right-of-Way requirements along Kennedy Road.

 

 

FINANCIAL TEMPLATE

None at this time.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The proposed zoning amendment will protect the existing watercourse by zoning it “Open Space”.

 

DEPARTMENTS CONSULTED AND AFFECTED:

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

 

 

 

 

RECOMMENDED BY:  

 

 

 

 

 

 

____________________________                          _______________________________

Biju Karumanchery, M.C.I.P, R.P.P                         James Baird, M.C.I.P, R.P.P       

Senior Development Manager                                  Commissioner, Development Services

 

 

 

 

ATTACHMENTS:

Figure 1- Location Map

Figure 2- Area Context/Zoning

Figure 3- Air Photo

Figure 4- Proposed Site Plan

 

 

AGENT

Tony Masongsong

Masongsong Associates Engineering Limited

1151 Denison Street

Unit 15

Markham, ON, L3R 3Y4

Tel: 905-944-0162

Fax: 905-944-0165

 

 

File path: Amanda\File 08 129192\Documents\Recommendation Report