Report to: Development Services Committee Report Date: June 8, 2010
SUBJECT: PRELIMINARY REPORT
Bridlepath
(Bullock) Developments Inc.
Applications
for Official Plan Amendment and Zoning By-law Amendment for a proposed 1-storey
industrial/commercial building at 162 Bullock Drive
File
Numbers: OP 10-114631, ZA 08-119614
DATE
OF MEETING: June 8, 2010
PREPARED
BY:
Edward
Mak, ext. 8230
East District Development
Team
RECOMMENDATION:
1)
That the report entitled “Bridlepath (Bullock) Developments
Inc., Applications for Official Plan Amendment and Zoning By-law Amendment for
a proposed 1-storey industrial/commercial building at 162 Bullock Drive, File
Numbers: OP 10-114631, ZA 08-119614”, dated June 8, 2010 be received;
2)
That a Public Meeting be held to consider the Official
Plan Amendment (OP 10-114631) and Zoning By-law Amendment (ZA 09 120930)
applications submitted by Bridlepath (Bullock) Developments Inc.;
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 preliminary information on the Official Plan Amendment and
Zoning By-law Amendment applications submitted by Bridlepath (Bullock) Developments
Inc. for a proposed 1-storey industrial/commercial building at 162 Bullock
Drive containing retail uses inconsistent with current Official Plan policies, and
to seek authorization to hold a statutory Public Meeting. This report
contains general information in regards to applicable Official Plan or other
policies as well as other issues and the report should not be taken as Staff’s
opinion or recommendation on the application.
BACKGROUND:
The applications have been deemed complete
The Official Plan Amendment application was submitted by Bridlepath
(Bullock) Developments Inc. on March 26, 2010 and was deemed complete on April
21, 2010. The Zoning By-law Amendment
application was submitted in June 23, 2008 but recently revised and therefore
is not subject to the Town’s “complete application” requirements established
through OPA 172 on June 24, 2008.
The 0.8 hectare
(2.0 acre) site is located on the north side of Bullock Drive, east of McCowan
Road, in the Laidlaw Industrial Area, and municipally addressed as 162 Bullock
Drive (see Figure 1). The subject site
was created by way of a severance from adjacent lands to the east (160 Bullock
Drive) in 2002.
The subject
property is currently vacant with no significant vegetation located on
site. A gravel parking area previously
used by the adjacent building at 160 Bullock Drive occupies the southern
portion of the lands. A driveway
straddles the east property line providing shared access with the adjacent
property at 160 Bullock Drive (Figures 2 and 3).
Land uses
surrounding the subject property include a rail corridor to the north with low
density residential development beyond, industrial uses to the east and west,
and low density residential to the south across Bullock Drive.
Proposed
Development
The proposal is to permit a
1-storey, 3,027.61 m2 industrial/commercial building containing industrial,
office, and retail uses, including individual retail premises that are less
than 300 m2. The proposed mix of uses is approximately 57%
industrial, 5% office and 37% retail.
A concurrent site plan
application is under review (Figures 4 and 5) and has been identified as a
staff delegated approval in accordance with Delegation By-law 2002-202. The proposed building will be located at the
centre of the property with 76 parking spaces surrounding three sides of the
structure. Vehicular access to the site is
proposed through two driveways from Bullock Drive.
The applicant has
identified a parking deficiency and has subsequently submitted a minor variance
application to seek relief from Parking By-law 28-97. A parking study submitted in support of the
proposed variance is currently under review by Planning and Transportation
staff.
Official Plan and Zoning
The Official Plan
designates the subject property Industrial (Business Corridor Area) which
provides for a range of industrial, office, service, hotel, fitness
recreational, and restaurant uses. The
designation provides for retail uses in individual premises greater than 300 m2
gross floor area to a maximum of 1,000 m2. Alternatively, multiple retail premises less
than 300 m2 gross floor area are provided for, where they are
located in a mixed-use centre that is located in a multi-storey building on a
site adjoining an arterial road or collector road intersection, and where the
retail area does not exceed areas devoted to other uses.
An Official Plan
amendment is required to permit the proposed retail premises less than 300 m2
gross floor area as the proposed development is not a multi-storey building or
located adjoining an arterial road or collector road intersection.
The subject
property is zoned Business Corridor with a holding provision (BC[H]) under
By-law 1229, as amended. The zoning
permits business and professional offices, health/recreational facilities, day
nurseries, financial institutions, light industrial uses, personal service
shops, one place of worship, retail premises having 300 m2 to 6,000
m2 gross floor area, commercial schools, private schools and other
uses. The holding symbol may be lifted
when the applicant has obtained all necessary approvals together with the
submission of site plan and elevations to the satisfaction of the Town.
A zoning amendment
is required to permit retail premises less than 300 m2 gross floor
area. The applicant has requested
permission to develop 35% of the gross floor area for individual retail
premises that are less than 300 m2, and to permit 20% accessory
retail incidental to industrial uses.
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:
- Determine
whether the proposed reduction in minimum gross floor area for retail
premises and retail accessory to industrial uses are appropriate on this
site
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
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. Martin Rendl
Martin
Rendl Associates
35
Delburn Drive
Toronto,
ON M1V 1A8
Tel.: (416) 291-6902; FAX: (416) 291-7398
File Path: Amanda\File 10-114631\Documents\Preliminary
Report