Report to:  Development Services Committee                                Report Date:  May 20, 2008

 

 

SUBJECT:                          RECOMMENDATION REPORT

                                            Within Range Golf Centres Inc.

                                            Application for Site Plan Approval to permit an outdoor driving range with chipping & putting areas, clubhouse and miniature golf course

                                            8111 Leslie St.

                                            SC 07 113233

 

PREPARED BY:               Geoff Day, Planner - West Development Team

 

 

RECOMMENDATION:

 

That the report dated May 20, 2008, entitled “RECOMMENDATION REPORT - Application for Site Plan Approval to permit an outdoor driving range with chipping & putting areas, clubhouse and miniature golf course”, be received;

 

That the Site Plan Control application (SC-07-113233) submitted by Within Range Golf Centres Inc., to permit an outdoor driving range with chipping & putting areas, clubhouse and miniature golf course at 8111 Leslie Street, be endorsed in principle subject to the conditions included in 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;

 

And That this Recommendation Report be forwarded to the Ministry of Municipal Affairs and Housing (MMAH).

 

EXECUTIVE SUMMARY:

Not applicable

 

FINANCIAL CONSIDERATIONS:

Not applicable at this time

1. Purpose                2. Background         3. Discussion             4. Financial         5. Environmental

 

6. Accessibility       7. Engage 21st             8. Affected Units       9. Attachment(s)

 

PURPOSE:

The purpose of this report is to recommend that Development Services Committee endorse an application for Site Plan Approval for an outdoor driving range with chipping & putting areas, clubhouse and miniature golf course municipally known as 8111 Leslie Street (Figure 1). 


 

 

 

 

 

 

BACKGROUND:

 

Location and Area Context

The subject property is owned by the Ministry of Municipal Affairs and Housing (MMAH) and  has an area of 23.17 hectares (57.25 acres).  The property is located on the east side of Leslie Street south of Highway 407, bounded by St. Robert’s Catholic High School to the north; Highway 404 also to the north and east; a low density residential community to the south; and additional lands owned by MMAH to the west across Leslie Street (Figure 1). 

 

Official Plan and Zoning

The subject property is owned and presently under the jurisdiction of the Ministry of Municipal Affairs and Housing (MMAH).  The property is designated “General Complementary Use Area” in the Ministry’s Parkway Belt West Plan.  The applicable zoning is the provincial zoning order pursuant to the Parkway Belt West Plan. 

 

The “General Complementary Use Area” policies in the Parkway Belt West Plan permit development where:

 

(i)                  the proposed use, building or structure is low density

(ii)                major natural features such as streams, valleys and tree stands are preserved

(iii)               open space is enhanced by landscaping, tree planting and screening: and

(iv)              the location and design of buildings preserve the open space character of the area.

 

The Town of Markham’s underlying zoning designation is Agricultural (A1) by By-law 304-87, as amended (Figure 2).  However as the property is under a Minister’s Zoning Order, this zoning designation is not in effect.

 

As the zoning and permitted use of this property is not under the Town’s jurisdiction, the role of the municipality is that of a commenting agency to MMAH. 

 

Proposal

The owner has submitted applications to both the Town for Site Plan Approval and to the Ministry to amend the Parkway Belt West Plan in order to seek permission to operate an outdoor driving range for a period of five-three year leases (15 years) on the subject lands. 

 

The Owner proposes to develop the lands as follows: (Figure 4):

 

 

OPTIONS/ DISCUSSION:

 

Community information meeting held

On January 31 2008, at the request of the local Ward Councilor, a non-statutory community information meeting was held.

 

At the meeting principle matters raised included:

 

Noise Levels

1.      Residents concerned with cumulative effect of noise from the act of hitting golf balls and machinery associated with the operation of the business

Lighting

2.      Residents concerned that lighting may create a halo effect thereby interfering with their quality of life

 

Safety

3.      Residents concerned with potential of golf balls from driving range and/or chipping area being directed at their homes.

4.      Liability concerns for damage to properties, homes or residents that back onto range

 

Proposed Berm

5.      Questions as to where resident’s property line ends and where the landscape berm will begin

 

Environment and Wildlife           

6.      Concern over the effect that the development will have on local wildlife

7.      Increase in hard surfaces may create flooding problems

 

Increased Traffic

8.      Concern regarding increased traffic in the area, in addition to existing problems with traffic at the High School

 

Staff are satisfied that the applicant has addressed the community’s concerns

The applicant has responded to the above noted issues raised at the community meeting:

 

1.      Within Ranges has committed to respond to and address any and all noise complaints in an expeditious manner if they arise.  Several independent noise tests were performed by HGC engineering over the course of February and March of 2008.  The tests concluded that the ambient noise generated from Highway 407 was greater than that of either the act of hitting a golf ball or any of the machinery that the golf centre will use.  Wherever feasible, electric carts will be used on site.

 

2.      A revised lighting plan was submitted to the Town in March of 2008.  All lighting will be of a directional type containing shields and glare controls.   None of the lighting will directly face the residential lands to the south.

3.      A senior member of the golf centre is always present in the vicinity of the tee box areas.  The operators will require customers to abide by the rules of the golf centre. 

 

4.      The Burlington location of Within Ranges has third party damage/liability insurance.  The same will apply to the Markham location.  If an incident should arise, Within Ranges is committed to respond and address the issue in an expeditious manner.

 

5.      Within Ranges has agreed to stake the rear lot lines of the residential properties to the south.  This staking exercise will determine definitively the extent of the rear yards of the abutting properties in relation to the proposed berm.

 

      The state of the buffer lands between the berm and the residential properties remains unresolved.  Some residents have indicated a desire to have the area mowed and maintained on a regular basis by the applicant, whereas others may want the berm left in a more natural state.  Further consultation with the residents is required in order to determine the preferred course of action.

 

6.      The proposed landscaped areas within the site have the potential to continue to provide a naturalized environment for small animals.  As a condition of approval, Staff will require that additional tree planting be installed within the proposed bermed area at the south end of the site in order to mitigate any noise, safety, and lighting concerns and to provide sheltered locations for various forms of wildlife. 

 

      This property is outside of the Toronto & Region Conservation Authority’s        (TRCA’s) Regulated Area.  However, at the request of the local Ward   Councillor, the TRCA has been forwarded the proposed plans for their input.

 

      In addition, the applicant has provided empirical data which indicates that with   the introduction of both the sod and tree plantings, there will be an overall net                                         reduction in carbon dioxide (CO2) emissions of nearly 35 tonnes per year.  This                                                       data aligns itself with the Town’s “green initiatives” mandate.

 

  1. As required by Staff, the parking area has been reduced by 48 spaces. As a condition of site plan approval, Staff will require that the parking area, walkways and pathways be comprised of permeable hard surfaces.  The applicant has committed to this requirement.

 

  1. Regional Staff required a Traffic Impact Study which was completed by iTrans on January 16, 2008.  The final plans have been revised to reflect the recommendations of the traffic study which are acceptable to the Region of York.

 

Proposed Layout

The 120 tee driving range has been positioned to face north-east, east and south east (Figure 4).  The objective in locating the “hitting area” in this manner was due the configuration of the site.  It was determined that the proposed driving range was in the most appropriate location to mitigate any potential adverse impacts (i.e. safety and visual impacts) on the abutting residential property owners.

 

The fenced tee-off areas range from 32 to 50 yards (30 to 45 metres) in width.  The circular 7 green landing area has a maximum linear distance of approximately 300 yards (274 metres).  The 18 hole miniature golf course is located in front of the driving range area.  The chipping and putting areas contain 5 chipping greens (2 with sand traps) and a separately designated putting green.  The 212 space parking area is located immediately south of the miniature golf course.

 

Proposed Design

The proposed clubhouse has been designed in a traditional residential style.  The building is clad in wood siding with stone veneer accents and contains two false chimneys.  The true divided light windows contain wood mullions (Figure 5).  

 

A 3 metre high landscape berm is proposed along the south side of the property to provide a visual and safety buffer from the development to the residential community to the south. As indicated earlier in this report, Staff will require as a condition of approval that additional tree planting be installed within the proposed bermed area in order to mitigate any noise, safety, and lighting concerns and will provide sheltered locations for various forms of wildlife (Figure 6). 

 

Technical studies need to be finalized

The required stormwater management plan is being revised in accordance with the Town’s requirements and will be resubmitted to the Town’s engineering department for final review and approval.

 

Conclusion

Staff are satisfied with the proposal and recommend that it be endorsed, subject to the general and specific conditions outlined in Appendix ‘A’ to this report.

 

FINANCIAL TEMPLATE (external link):

 

Not applicable at this time.

 

ENVIRONMENTAL CONSIDERATIONS:

 

Although this property is outside of the Toronto & Region Conservation Authority’s regulated Area, the TRCA has been forwarded the proposed plans for their input.

 

ACCESSIBILITY CONSIDERATIONS:

 

Parking spaces for physically challenged persons will be provided in appropriate locations with curb depressions and ramps.

 

ENGAGE 21ST CONSIDERATIONS:

 

Environmental Focus

The proposal is an appropriate interim use of lands located in the Parkway Belt West Plan and provides a various array of recreational uses for the residents of Markham.  The additional tree planting required by Staff is in alignment with the Mayor’s mandate of requiring significant additional tree planting throughout the Town.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

 

The proposal has been circulated to other Town Departments and agencies and all comments have been addressed in this report.

 

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

 

ATTACHMENTS:

 

Appendix ‘A’ – Endorsed Site Plan Conditions

 

Figure 1:           Location Map

Figure 2:           Area Context/Zoning

Figure 3:           Aerial Photo

Figure 4:           Proposed Site Plan

Figure 5:           Elevations

Figure 6:           Landscape Plan

 

Applicant Contact Information:

Alcorn & Associates – Randy Alcorn

1 Valleywood Drive Suite 1A

Markham ON

L3R 5L9                                                                                 

 

Telephone number:       905-940-0931

Fax:                              905-940-0936     

                                                                                   

 

File path: Amanda\File 07 113233\Documents\Recommendation Report

 

 

APPENDIX A

 

1.      That prior to endorsement of the site plan:

 

a)   the applicant submit final site plan, building elevation and landscape drawings to the satisfaction of the Director of Planning and Urban Design, including any revisions required to implement the recommendations of the required stormwater management report;

 

b)      the applicant obtain approval of the Stormwater management report by the Director of Engineering or his designate;

 

c)      the applicant submit a Landscape Plan, prepared by a Landscape Architect having O.A.L.A. membership, to the satisfaction of the Director of Planning and Urban Design;

 

2.      That prior to final site plan approval, the applicant enter into a site plan agreement with the Town containing all the standard and special provisions and requirements of the Town and public agencies including the Region of York;

 

3.      That the site plan agreement contain a clause that Parkland Dedication will be required at the Commercial Rate of 2% of the appraised value of the property;

 

4.      That a letter of credit be provided to secure the required landscape works; and,

 

5.      And that this endorsement shall lapse and final approval will not be issued, after a period of three years commencing May 20, 2008 in the event a site plan agreement is not executed within that period.