Report to: Development Services Committee Report Date: October 20, 2009

SUBJECT: PRELIMINARY REPORT

Embee Properties Limited

Application for Zoning By-law Amendment to permit a wider range of commercial uses at 8675 McCowan Road

File Number: ZA 09-119773

DATE OF MEETING: October 20, 2009

PREPARED BY: Edward Mak, ext. 8230

East District Development Team

RECOMMENDATION:

1) That the report entitled “PRELIMINARY REPORT, Embee Properties Limited, Application for Zoning By-law Amendment to permit a wider range of commercial uses at 8675 McCowan Road, File Number: ZA 09 119773”, dated October 20, 2009 be received;

2) That a Public Meeting be held to consider the Zoning By-law Amendment (ZA 09 119773) application submitted by Embee Properties Limited;

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

EXECUTIVE SUMMARY:

Not applicable.

PURPOSE:

The purpose of this report is to provide background information regarding a Zoning By-law Amendment application by Embee Properties Limited to permit a wider range of commercial uses at 8675 McCowan Road. The report also seeks authorization to hold a statutory Public Meeting with respect to the proposed application.

BACKGROUND:

The applications have been deemed complete

The Zoning By-law Amendment application was submitted by Embee Properties Limited on July 14, 2009 and was deemed complete on August 14, 2009.

Property and Area Context

The 1.5 hectare (3.71 acre) site is located at the southeast corner of McCowan Road and Bullock Drive, and municipally addressed as 8675 McCowan Road (see Figure 1).

The existing one-storey, 3,128m² building on the property was previously occupied by a Canadian Tire store. The middle portion of the building is currently occupied by an automotive supplies store (Parts Source). The northerly unit adjacent to Bullock Drive is proposed to be renovated and expanded to accommodate a new financial institution (CIBC). The remaining southerly portion of the building is vacant. The parcel abutting the northwest corner of the site has recently been severed from the site and retained by Canadian Tire as a gas bar.

Land uses surrounding the subject property include a gas bar abutting to the northwest, a grocery store (Loblaws) to the north across Bullock Drive, the Centennial community centre to the northwest across McCowan Road, the Markville Shopping Centre to the west across McCowan Road, a home improvement store to the south, and industrial uses to the east (Figures 2 and 3).

A wider range of commercial uses is requested

The Zoning By-law Amendment application proposes a wider range of commercial uses, including retail stores, restaurants, medical offices, medical clinics, etc in anticipation of future redevelopment of the lands. A site plan application is currently under review to accommodate the proposed financial institution in the northerly portion of the building. The site plan and elevations (Figures 4 and 5) illustrate the proposed parking area reconfiguration and renovation of the building (including a 151.2 m² expansion) to modify building facades and to incorporate a drive-through on the north elevation fronting Bullock Drive. No additional buildings are proposed at this time.

Existing vehicular access from McCowan Road and the most easterly driveway from Bullock Drive are to be maintained. However, as part of the recently approved severance and site plan approval of the gas bar, separate accesses from Bullock Drive for the gas bar and the subject site are being consolidated into one mutual access.

OPTIONS/ DISCUSSION:

Official Plan and Zoning

The Town of Markham Official Plan designates the subject property “Major Commercial Area” which provides for a range of retail, service, community, institutional and recreational uses.

The lands are zoned Special Commercial One (SC1) Zone under By-law 1229, as amended, which permits one free-standing building to be used for the retail sales of automotive parts and accessories, home hardware items, sporting goods, automobile servicing, and seasonal items including outdoor sales of garden and nursery supplies. As an interim measure, a minor variance was sought and granted in March 2009 to permit a financial institution on the subject property.

Potential benefits of approval of the proposal:

The proposed zoning amendment would improve the economic viability of the existing commercial building.

Concerns/Issues to be resolved:

No concerns have been identified to date. Any matters arising through the circulation and detailed review of the proposal will be addressed in a final staff report to Committee, if required, at a later date.

FINANCIAL CONSIDERATIONS:

Not applicable.

HUMAN RESOURCE CONSIDERATIONS:

Not applicable.

ALIGNMENT WITH STRATEGIC PRIORITIES:

The applications should be considered within the context of the Town’s strategic priorities of Growth Management, 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 addressed in a final report, if required.

RECOMMENDED BY:

_______________________________ _________________________________

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

Senior Development Manager Commissioner, Development Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo

Figure 4 – Proposed Site Plan

Figure 5 – Proposed Elevations

Agent: Mr. Mark Yarranton

KLM Planning Partners Inc.

64 Jardin Drive, Unit 1B

Concord, ON L4K 3P3

Tel.: (905) 669-4055; FAX: (905) 669-0097

File Path: Amanda\File 09 119773\Documents\Preliminary Report