Report to: Development Services Committee        Report Date: December 14, 2009

 

 

SUBJECT:                        PRELIMINARY REPORT

                                            Valleymede Building AMA Corporation

                                            Official Plan and Zoning By-law amendment applications to facilitate a retail commercial development.

                                            7768-7798 Mc Cowan Road and 5112-5248 14th Avenue

                                            (North-west corner of Mc Cowan Road and 14th Avenue)

 

                                           File Nos: OP 09 124557 & ZA 09 124558    

 

PREPARED BY:             Stacia Muradali, Ext. 2008

                                            Planner, Central District

 

 

 

RECOMMENDATION:

 

1)                 That the report titled, “PRELIMINARY REPORT, Valleymede Building AMA Corporation.  Official Plan and Zoning By-law amendment applications to facilitate a retail commercial development, 7768-7798 Mc Cowan Road and 5112-5248 14th Avenue (North-west corner of Mc Cowan Road and 14th Avenue)  (File Nos: OP 09 124557 & ZA 09 124558),” be received;

 

2)                 That a Public Meeting be held to consider the Official Plan amendment application (OP 09 124557) and the Zoning By-law amendment application (ZA 09 124558) submitted by Valleymede Building AMA Corporation;

 

3)                 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 (HR, Strategic, Affected Units)                                   6. Attachment(s)

 

PURPOSE:

Valleymede Building AMA Corporation has submitted Official Plan and Zoning By-law amendment applications to facilitate a retail commercial development, on the west side of Mc Cowan Road, north of 14th Avenue.  The purpose of this report is to provide preliminary information on the application and to recommend that a statutory Public Meeting be held.

 

 

BACKGROUND:

Subject property and area context

7768-7798 Mc Cowan Road and 5112-5248 14th Avenue (the “subject lands”), are located on the north-west corner of Mc Cowan Road and 14th Avenue (Figure 1).  The subject lands are comprised of seven (7) individual properties which were under different ownership and which have been recently purchased and consolidated by Valleymede Building AMA Corporation.  The subject lands are approximately 2.3 hectares (5.6 acres).  Single family residential homes are located to the west, single family residential homes and a railway line are located to the north, Father Michael McGivney Catholic High School is located to the east of Mc Cowan Road and a gas station and single family residential uses are located to the south of 14th Avenue (Figure 3).  There are approximately 247 trees located on and around the subject lands.

 

Proposal for a retail commercial development

Valleymede Building AMA Corporation is proposing to develop the subject lands with four (4) retail commercial buildings with a combined total gross floor area of approximately 6,142 square metres (66,112 square feet) (Figure 4).  A bank, restaurants, and retail stores are currently being proposed by the proponent.  Two hundred and seventy eight (278) parking spaces are proposed with accesses on Mc Cowan Road and 14th Avenue.  A grocery store component may be added to the proposed development and this would be addressed in a future recommendation report and site plan application.

 

Planning history of subject lands

In 1983, the subject lands were designated “Urban Residential (Low Density”) in the Armadale Planning District (OPA 30).  The owner of 5248 14th Avenue (the property zoned LC on Figure 2), sought a “Local Commercial Centre” designation as part of the approval process for OPA 30.  The “Local Commercial Centre” designation was not supported by Town staff.  Following adoption of OPA 30, the property owner was granted a referral to the Ontario Municipal Board (OMB).  In 1984, the OMB approved OPA 30 with the exception of the proposed designation for 5248 14th Avenue.

 

In 1985, the then property owners of the subject lands and additional adjacent lands, requested an amendment to OPA 30 to permit an increase in the density of residential development.  An increase in density to 15.5 units per hectare on the subject lands was approved by the OMB.  In 1987, the OMB approved a “Local Commercial Centre” designation on 5248 14th Avenue and zoned the property “Local Commercial” to permit a proposed 571 square metre (6,150 square foot) commercial centre.

 

In 2006, site plan and minor variance applications were submitted by the new owner of 5248 14th Avenue, for a 1,750 square metre (18,836 square foot), 2-storey, office building.  The site plan application was never finalized as the application was abandoned by the owner.  In 2007, Valleymede Building AMA Corporation purchased 5,248 14th Avenue and the surrounding properties (the “subject lands”) in order to develop a more comprehensive, retail commercial project.  A community information meeting was held on September 18, 2008, prior to submission of the current applications. 

 

Existing Official Plan and Zoning

The subject lands are designated “Urban Residential” in the Official Plan and “Local Commercial Centre” and “Urban Residential (Low Density)” in the Armadale Planning District Secondary Plan.  The “Urban Residential” designation in the Official Plan provides predominantly for residential uses.  Compatible public, institutional and recreational uses which serve the basic residential uses are also provided for.  Neighbourhood Commercial Centres can also be accommodated, as indicated in Secondary Plans.  A portion of the subject lands at the immediate corner of Mc Cowan Road and 14th Avenue (5248 14th Avenue), is designated “Local Commercial Centre” which is defined as a “commercial area of not more than 0.8 hectares in which convenience goods can be purchased.  This designation is intended to serve a single neighbourhood with retail and personal services.”  The “Urban Residential (Low Density)” designation only allows for residential uses.  Amendments to the Official Plan and Secondary Plan are required to facilitate the proposed development. 

 

A portion of the subject lands (5248 14th Avenue) is zoned “Local Commercial (LC)” and the remaining, majority of lands, is zoned “Residential Development (RD)”.  The “Local Commercial” zone permits banks and financial institutions, personal service shops, business and professional offices, retail stores, taxi stands and restaurants, and limits the maximum gross floor area for all buildings containing these uses to 1,100 square metres (11,840 square feet).  The “Residential Development” zone permits one single detached dwelling which existed on the lot at the time of the passing of the By-law. A Zoning By-law amendment is required to allow the proposed development.

 

 

OPTIONS/ DISCUSSION:

The following matters have been identified and additional issues may be identified as part of the review process and will be addressed in a future recommendation report and site plan application.

 

Proposed development requires Region of York approval

Both Mc Cowan Road and 14th Avenue are under the jurisdiction of the Region of York.  There are accesses proposed on both streets.  The Region of York, Transportation and Works Department will be providing comments on the accesses, street treatment, and any required road-widenings.  A Traffic Impact Study to support the proposed development has been submitted and is being reviewed by the Region of York.  The Region of York Planning Department has exempted the Official Plan amendment from Regional approval but will still be commenting on the applications.  Comments from the Region of York Planning Department will be incorporated into any future recommendation reports and amendments. 

 

York Catholic District School Board proposes restricting specific uses

Father Michael McGivney Catholic High School is located immediately across from the subject lands, on the east side of Mc Cowan Road.  The York Catholic District School Board has provided a list of uses which the Board considers to be incompatible with the High School.  These uses include:

 

  • Place of entertainment (arcade, video store, adult entertainment)
  • Hotel/motel
  • Liquor and Beer stores
  • Restaurants licensed to sell alcohol

 

Staff are working with the proponent to address concerns expressed by the York Catholic District School Board.

 

Analysis of the appropriateness and nature of the proposed amendments

In addition to determining the appropriateness of re-designating and re-zoning the subject lands to facilitate the proposed retail commercial development and proposed mix of uses, staff are examining the appropriateness of introducing a “Commercial-Community Amenity Area” Official Plan designation and “Commercial Corridor” zone on the subject lands, as suggested by the proponent. 

 

A site plan application will be required

A site plan application will be required prior to adoption and enactment of the proposed amendments.  The site plan application and future recommendation report on the Official Plan and Zoning By-law amendment applications would address the following matters, including, but not limited to:

 

The following matters have been identified and additional issues may be identified as part of the review process and will be addressed in a future recommendation report and site plan application.

 

 

 

 

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

[Provide the financial highlights here. If using the template, ensure it is posted to R Drive along with report.]

 

 

HUMAN RESOURCES CONSIDERATIONS

[If applicable, outline any additional staffing requirements or impacts to the Collective Bargaining Agreement. Otherwise, insert "Not applicable" and leave the heading]

 

 

 

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

[Demonstrate how the report aligns with the six areas of strategic focus (Growth Management; Transportation/Transit; Environment; Municipal Services; Parks, Recreation, Culture and Library Master Plan/Public Safety and Diversity, including Accessibility), otherwise insert "Not applicable" and leave the heading]

 

 

BUSINESS UNITS CONSULTED AND AFFECTED:

[Insert text here if required, otherwise insert "Not applicable" and leave the heading]

 

RECOMMENDED

                            BY:    ________________________          ________________________

                                      [Insert text here]                                 [Insert text here]

 

 

 

 

ATTACHMENTS:

[Insert attachment titles here]

 

File path: Amanda\File 09 124557\Documents\Recommendation Report