Report to: Development Services Committee Report Date: April 8, 2008

SUBJECT: RECOMMENDATION REPORT

Monte Carlo Inn

Site plan application for a five storey hotel with 124 rooms at the north east corner of Warden Avenue and Denison Street

7255 Warden Avenue

File No. SC 07 115242

PREPARED BY: Stacia Muradali, ext. 2008

Planner, Central District

RECOMMENDATION:

That the staff report dated April 8, 2008, titled “RECOMMENDATION REPORT, Monte Carlo Inn, Site plan application for a five-storey hotel with 124 rooms at the north east corner of Warden Avenue and Denison Street, 7255 Warden Avenue (SC 07 115242)”, be received.

That the site plan application 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 a site plan agreement. Site plan approval is issued only when the Director has signed the site plan “approved”, when the conditions in Appendix ‘A’- Conditions of Site Plan Approval have been met;

That staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

The Monte Carlo Inn is seeking site plan approval to construct a five storey hotel containing meeting rooms and banquet hall facilities at the north east corner of Warden Avenue and Denison Street.

The Ward Councillor held a public information meeting on November 19, 2007 and no issues were identified at that time. A Committee of Adjustment application was made in October, 2007 to address required minor variances. The Committee of Adjustment deferred their decision until the site plan application is endorsed.

There are several studies currently under review including a Traffic Impact Study, Stormwater Management Report and Tree Preservation and Landscape Plan.

The proposed site plan and building elevations are generally acceptable, subject to resolution of the proposed accesses from Warden Avenue and Denison Street. Staff recommend that Committee endorse the site plan application, in principle, and delegate site plan approval to the Director of Planning and Urban Design, to be issued once the conditions outlined in Appendix ‘A’ of this report have been satisfied.

FINANCIAL CONSIDERATIONS:

Not applicable.

BACKGROUND:

Subject lands and area context

7255 Warden Avenue is located at the north east corner of Warden Avenue and Denison Street. The entire property is 26,799 square metres (2.7 hectares) in area and is vacant. Monte Carlo Inn is proposing to lease 12,141 square metres (1.2 hectares) of the site to construct the hotel (Figure 1). The subject land has frontage on both Warden Avenue and Denison Street. There is a driveway to access the property to the north from Denison Street (7271 Warden Avenue), located along the east side of the property.

There is a single family residential neighbourhood located to the south, and vacant land and the All Saints Chinese Church located to the east. The Jacques Whitford building and American Express office buildings are located to the north and a mix of industrial, commercial and office buildings are located on the west side of Warden Avenue (Figure 2).

Proposal to develop a five storey hotel

The applicant is proposing to develop a five storey hotel with 124 suites, meeting rooms and banquet hall facilities. The hotel will have a total gross floor area of 7,575 square metres (81,500 square feet) with a floor area ratio of approximately 62%. There will be 540 square metres (5,800 square feet) devoted to meeting rooms and 276 square metres (2,900 square feet) used as banquet hall facilities. 188 parking spaces are required to accommodate the proposed development and 191 surface parking spaces will be provided.

The applicant, in working with staff, has modified the original proposal which consisted of a six storey hotel with a gross floor area of 8,400 square metres (90,400 square feet) and 159 suites. The original proposal also proposed one row of parking in front of the hotel, along Denison Street and Warden Avenue and the main entrance was proposed along Warden Avenue away from the corner of Warden Avenue and Denison Street. The entrance has now been oriented to the transit stop and the row of parking between the building and the streets deleted.

Official Plan

7255 Warden Avenue is designated Industrial- Business Corridor Area in the Town’s Official Plan. The Business Corridor Area designation provides for hotels and motels and contemplates banquet hall uses subject to review of a specific development proposal and rezoning. This designation also discourages large surface parking areas highly visible from the street and promotes an image of a quality business environment through the siting, massing and scale of built form elements, while maximizing pedestrian accessibility, convenience and safety. The location of the majority of parking behind the hotel, moving the building closer to the street edge and accentuating the hotel entrances are consistent with the Official Plan policies.

Zoning

7255 Warden Avenue is zoned Select Industrial and Limited Commercial- MC (40%) in By-law 108-81, as amended (Figure 3). The MC (40%) permits development including hotels and motels with a maximum floor area ratio of 40%.

Committee of Adjustment applications

Relief from the By-law is required as the proposed development does not comply with some of the By-law requirements. The proposed floor area ratio is approximately 62% which exceeds the maximum floor area ratio permitted of 40%. A minimum 40 metres setback from the centerline of Warden Avenue is required whereas, a 24 metres setback is proposed. The maximum permitted height is 14 metres, however, the maximum height permitted increases to 45 metres if the floor area ratio is increased above 40%. The applicant is proposing a height of approximately 21.67 metres. The applicant is also proposing to eliminate the requirement for two loading spaces. Relief from the By-law is also required to permit the proposed ancillary banquet hall facility uses and to permit the encroachment of the entrance canopy into the flankage yard.

The applicant had submitted a minor variance application to address the zoning issues. The Committee of Adjustment deferred the application until Development Services Committee endorses the site plan application. As previously noted, the applicant has been working with staff to address several design issues and staff are generally supportive of the zoning relief being requested. In addition, the applicant will be required to submit the necessary consent applications to lease the land for a period greater than twenty-one years, and for any easements which may be required.

Public information meeting held

The Planning Act does not require a statutory public meeting to be held for a site plan application. However, Ward Councillor Alex Chiu held a public information meeting on November 19, 2007 to advise the community of the proposal. The applicant and Town staff were in attendance. One member of the public attended the meeting and there were no issues raised at that time.

Traffic Impact Study and Parking

The applicant submitted a Traffic Impact Study prepared by the BA Group in December 2007 which has since been updated (February 2008) and reviewed by both Town and Regional staff. The Traffic Impact Study concluded that the proposed development will generate approximately 69 and 73 net new two-way vehicle trips on Warden Avenue and Denison Street during the weekday morning and afternoon peak hours respectively. The study recommends a right-in/right-out/left-in driveway to Denison Street at the east limit of the site and a full movement driveway to Warden Avenue at the north limit of the site. The study also indicates that no physical improvements are required at the Warden Avenue/ Denison Street intersection.

The Town’s Traffic Engineering Section do not support full movement access on Denison Street for several reasons. The access on Denison Street is close to the intersection at Warden Avenue which can result in traffic back-up. In addition, there is no left-turn storage lane on Denison Street and its curvilinear shape significantly reduces proper sightlines. The Region of York initially denied Warden Avenue access, however, they have requested full movement access on Denison Street before they entertain any Warden Avenue access. Both the Town and Region have requested that the applicant explore shared access opportunities with the existing driveway at the east limit of the property and undertake additional analysis before site plan approval is issued.

The development proposes 191 parking spaces including 6 physically disabled parking spaces which exceeds the Town’s parking requirement for 188 parking spaces.

Urban design and built form

The applicant has been working with Town staff to try to achieve a more urban built form and pedestrian-friendly environment. The focal point of the hotel will be at the corner of Warden Avenue and Denison Street which will help animate the intersection. Following discussions with staff, the building has been moved closer to the street to provide a more urban edge. Parking has been relocated from the front of the hotel along Denison Street and Warden Avenue to reduce the visibility of the surface parking area. The outdoor patio, walk-out area, and landscaped area have been extended to enhance the streetscape and make it more pedestrian friendly (Figure 4). Town staff are still working with the applicant to improve the focal signage tower and architectural detailing of the building (Figure 5). Natural stone veneer will be used on the signage tower and the base of the building and stucco efis panels will be used throughout the rest of the building. Entryways, overhangs and the patio enclosure will be glazed. The applicant has submitted landscape plans which are currently being reviewed by Town staff.

Region of York requirements

The development, including the proposed Warden access requires approval from the Region of York. The Traffic Impact Study, Stormwater Management Report, site grading and landscape drawings are currently being reviewed and will require approval from the Region and the Town. The Region is also protecting a 42.6 metre right-of-way for Warden Avenue. The owner will be required to convey lands to the Region and Town along the entire frontage of the site adjacent to Warden Avenue and portions of Denison Street and provide sufficient property for a daylighting triangle.

Sustainable development standards

Town staff and the applicant have been examining the implementation of sustainable practices for the proposed development. In particular, internal water conservation will be achieved through low flow shower heads and low flow toilet flushing mechanisms. The hotel will also use paper products made from recycled materials. Low E Argon windows will be installed in all glazed areas to limit the amount of sunlight entering and heating the building. The site plan includes extensive landscaped areas, and applicant will be planting more year-round drought-tolerant and native tree species and using more extensive ground covers in place of sodding to minimize irrigation.

ENVIRONMENTAL CONSIDERATIONS:

Not applicable.

ACCESSIBILITY CONSIDERATIONS:

Not applicable.

ENGAGE 21^ST CONSIDERATIONS:

The proposal aligns with the Town of Markham Corporate Goal to establish and promote economic development.

BUSINESS UNITS CONSULTED AND AFFECTED:

All Town departments and external agencies have been circulated with this application and all comments have been incorporated into this report and conditions of approval.

RECOMMENDED BY:

_______________________ ___________________

Valerie Shuttleworth, M.C.I.P, R.P.P Jim Baird, M.C.I.P, R.P.P

Director, Planning & Urban Design Commissioner, Development

Services

Figure 1- Location Map

Figure 2- Air Photo

Figure 3- Area Context

Figure 4- Site Plan

Figure 5- Elevations

Coloured Rendering

Appendix ‘A’- Conditions of Site Plan Approval

AGENT CONTACT INFORMATION

Danny Pedone

Monte Carlo Hotel Motel Innternational

7045 Edwards Blvd

5^th Floor

Mississauga, ON, L5S 1X2

Tel: 905-564-8500

Fax: 905-564-2860

File path: Amanda\File 07 115242\Documents\Recommendation Report

APPENDIX ‘A’- CONDITIONS OF SITE PLAN APPROVAL

That the Owner enters into a site plan agreement with the Town, containing all requirements of the Town, Region of York, and other public agencies, including providing any financial securities and conveyances of land required;

That this endorsement shall lapse and site plan approval will not be issued, after a period of three years commencing April 8, 2008, in the event that the site plan agreement is not executed within that period of time;

That prior to approval of the site plan, the owner shall address any concerns identified by the Town, Region of York and any other external agencies resulting from a review of the Traffic Impact Study and resolution of access, Stormwater Management Report, and any other studies, and revise the studies accordingly, to the satisfaction of the Town, Region of York and any other authorized public agency.

That prior to approval of the site plan, the owner shall submit final drawings, including but not limited to site plan and elevation drawings, landscape plans, grading plans, servicing plans, and engineering drawings that comply with all requirements of the Town, Region of York, and any other authorized public agency, to the satisfaction of the Town;

That prior to site plan approval the Owner shall revise the site plan to comply with the applicable zoning, or obtain variances and consent approval to accommodate the proposed development;

That the applicant secures any necessary easement(s) for shared access over the existing driveway to the east of the subject land and any necessary easements respecting public access and servicing connections through the subject lands, to the satisfaction of the Commissioner of Development Services and the Town Solicitor;

That the Owner covenant and agree in the site plan agreement to pay all applicable charges including but not limited to, development charges, cash-in-lieu of parkland and recoveries;

That the Owner covenants and agrees in the site plan agreement that they are responsible for the maintenance of the proposed walkway leading from the site and intersection with the Town’s sidewalk at Warden Avenue, including winter maintenance operations;

AND that the Owner incorporates sustainable development standards as discussed in this report, to the satisfaction of the Town.