Report to: Development Services Committee Report Date: June 10, 2008
SUBJECT: RECOMMENDATION
REPORT
Alderland
Group
201
Hood Road
Zoning
By-law Amendment and Site Plan applications to permit four mixed-use buildings
containing offices, restaurants, retail and commercial uses.
File Nos:
ZA 07 131772 & SC 08 107365
PREPARED BY: Stacia
Muradali, ext. 2008
Planner, Central District
RECOMMENDATION:
That the report dated June 10,
2008 titled “RECOMMENDATION REPORT, Alderland Group,
201 Hood Road, Zoning By-law Amendment and Site Plan applications to permit
four mixed-use buildings containing offices, restaurants, retail and commercial
uses” be received;
That the record of the Public
Meeting held on February 19, 2008
regarding the proposed Zoning By-law Amendment be received;
That the draft implementing Zoning
By-law (ZA 07 131772) to amend By-law 108-81, as amended, be finalized and
enacted by Council at a later date;
That the application for Site Plan
approval (SC 08 107365) 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;
And that Staff be authorized and
directed to do all things necessary to give effect to this resolution.
EXECUTIVE SUMMARY:
Zoning By-law amendment and site plan applications have been
submitted by Alderland Group to permit four mixed-use
buildings containing offices, restaurants, retail and commercial uses at 201
Hood Road (the “subject property”) which is located on the west side of Warden
Avenue, north of Steeles Avenue.
The applicant is proposing to rezone the subject property to
Business Corridor (BC) with
site-specific development standards and permitted uses. A public meeting was
held on February 19, 2008
and the applicant was asked to examine applying LEED and sustainable
development practices to the proposed development. The applicant has committed
to incorporating sustainable development practices within the proposed
development. The applicant has submitted several technical studies including a
Traffic Impact Study, an Environmental Site Assessment and site servicing
plans. These plans have been reviewed and have been found to be generally
acceptable by Town staff subject to some minor revisions and resolution of
outstanding matters including approval of the proposed Warden Avenue access and
Gibson Drive entrance by the Region and the provision of appropriate setbacks
to the underground parking garage and Building 1 to preserve the existing Bur
Oak tree, prior to issuance of site plan approval.
The proposed development is generally acceptable, subject to
the resolution of the outstanding issues. Staff recommend that Committee
support enactment of the Zoning By-law and endorse the Site Plan application
and delegate Site Plan approval to the Director of Planning and Urban Design,
to be issued once the conditions outlined in this report have been satisfied.
The purpose
of this report is to recommend approval of the Zoning By-law Amendment and Site
Plan applications to permit four mixed-use buildings containing offices, restaurants,
retail and commercial uses.
Subject property and area context
201 Hood Road (the
“subject property”) has an area of 0.96 hectares (2.4 acres) and has frontage
on three streets. It is bounded by Warden
Avenue to the east, Hood Road to the west,
and Gibson Drive to the south
(Figure 1). The property is square shaped with approximate frontages between 75
and 78 metres on each street. The lands are vacant
with one significant large Bur Oak tree at the north east corner of the site.
There are
mixed use buildings containing industrial and commercial uses to the immediate
north and south of 201 Hood Road, along Warden
Avenue. There is also a mixed-use plaza
with restaurants and a grocery store further south, at the north-west corner of
Warden Avenue and Steeles Avenue. There are
buildings with select light industrial uses to the west, and an established
residential neighbourhood to the east of Warden
Avenue (Figure 3).
Proposal is to develop the lands with four commercial
mixed-use buildings
The applicant
originally proposed four buildings including a four-storey office building at
the south-east corner of the site. A right-in access on Warden Avenue plus a
driveway for service vehicles was located along the north east portion of the
subject property. Building 1 was setback approximately 15 metres
from Warden Avenue. The Gibson
Drive access was designed with four lanes
plus a narrow median. The total gross floor area of all four buildings was
5,767 square metres (62,075 square feet) (See Figure
4).
The applicant
has worked with staff and removed the proposed right-in Warden access. However,
the applicant continues to request that the Region permit a right-out access on
Warden Avenue for service
vehicles. Town staff have requested that the Gibson
Drive entrance be enhanced by creating a
raised tree-lined landscape island and reducing the number of lanes at this
entrance. The applicant has moved Building 1 forward within close proximity to Warden
Avenue which will result in a more
desirable urban presence along Warden
Avenue. However, a portion of Building 1
will be setback further from Warden
Avenue to preserve the existing Bur Oak
tree. The site plan will be revised to reflect the appropriate setback for both
the underground parking garage and Building 1 from the existing Bur Oak tree. The
applicant will also be adding a feature design element along Warden
Avenue between Buildings 1 and 2 to enhance
the connectivity and create a more pedestrian-friendly environment. The
applicant will submit detailed drawings of the proposed design feature for
staff approval. Building 2 which is located at the corner of Warden
Avenue and Gibson
Drive has been increased to a five-storey
building which will be the primary location for office uses (Figure 7). The
total gross floor area proposed has been increased to 5,749 square metres (61,881 square feet). 92 surface parking spaces and
244 below grade parking spaces will be provided (Figure 5).
Official Plan
The west side
of Warden Avenue between Steeles Avenue and 14th
Avenue, including the subject property is
designated Industrial-Business Corridor
Area. This designation contemplates a mix of high quality industrial and
office uses primarily along major road frontages adjacent to industrial areas
to accommodate the business and service needs of the nearby companies and
employees they serve. A high level of urban design is required to maintain the
positive business image of the industrial area and large surface parking areas
should not be highly visible from public streets.
Criteria for retail uses
The Industrial-Business Corridor Area
designation provides for lands to be rezoned to accommodate a mixed-use centre,
combining multiple unit retail development containing individual retail
premises of less than 300 square metres gross floor
area, with other permitted uses subject to the following:
The proposed
development and zoning by-law amendment will conform to the Official Plan. The zoning
by-law amendment will permit those uses contemplated in the Business Corridor
Area designation which are determined to be appropriate for the subject
property and establish similar criteria for retail uses. The applicant has
worked with staff to achieve a level of design and landscaping which will
enhance the surrounding area and screen the surface parking area. The proposed Business Corridor zone will capture the
intent of the Business Corridor
designation in the Official Plan.
Zoning
201 Hood Road is zoned Select Industrial and Limited Commercial
(60%) (Hold)- [MC (60%) (H)] in
By-law 108-81, as amended (Figure 2).
The MC (60%) (H) permits industrial uses such as
warehousing and assembly of goods, repair, servicing, data processing, research
and private clubs. Financial institutions, professional and business offices,
commercial schools, hotels, accessory restaurants and retail uses are the type
of commercial uses currently permitted. The
subject property will be rezoned to Business
Corridor with site-specific development standards and permitted uses.
The Business
Corridor zone permits financial institutions, data processing and related
facilities, day care centres, health centres, indoor recreation establishments, offices,
personal service shops, places of entertainment, restaurants, commercial
schools and retail stores.
Criteria for retail uses in the Business Corridor (BC)
Zone
Retail stores
are permitted in the by-law subject to a minimum gross leasable
floor area of 300 square metres per premise and that
the total combined gross leasable floor area of all
such retail stores does not exceed 50% of the total gross leasable
floor area of all buildings.
The applicant
has worked with staff to determine the most appropriate mix of permitted uses
for the subject property. The proposed by-law amendment will require business,
professional and medical offices, banks and financial institutions to occupy a
minimum of 20% of the total gross floor area of all buildings, restaurants to
occupy a maximum of 20% of the total gross floor area of all buildings, retail
and personal service shops to occupy a maximum of 45% of the total gross floor
area of all buildings, and commercial schools, health and fitness centres and medical clinics to occupy a maximum of 15% of
the total gross floor area of all buildings.
The By-law
amendment will incorporate site-specific development standards for setbacks,
landscaping and building heights. There is sufficient parking provided to
accommodate this mix of permitted uses. The applicant is currently revising his
site plan to reflect the reconfiguration of Building 1 and setbacks to the
existing Bur Oak tree and Warden Avenue. The By-law amendment will reflect any
revised setbacks and be brought to Council at a future date for consideration.
Hold provision
The current
zoning contains a Hold
provision. The downstream sanitary sewer
system to the west is at full design capacity. Therefore, connection to the
existing sanitary sewers on Hood Road or Gibson
Drive cannot occur. However, there is an
existing sanitary sewer on the east side of Warden
Avenue that has capacity to support the
proposed development.
The Hold provision on the subject property
cannot be removed until the owner has completed arrangements to the
satisfaction of the Town, including the execution of required development
agreements containing provisions for required improvements to municipal
infrastructure serving the lands. In addition, the applicant will be required
to submit for approval and review by the Engineering Department a Plan and
Profile for the sanitary sewer extension on Warden
Avenue, a cost estimate for the sewer
design and letter of commitment from the owners agreeing to construct the
sanitary sewer as part of their development. The Town’s Engineering Department
has reviewed the engineering drawings and related details for the sanitary
sewer connection to the Warden Avenue sewer. The
drawings are generally acceptable subject to the Owner submitting a letter of
commitment agreeing to constructing the Warden
Avenue sanitary sewer connection and
providing a letter of credit. The Hold provision will be incorporated into the
proposed by-law amendment and will remain on the subject property until the
Town’s criteria has been met.
OPTIONS/DISCUSSION:
Tree preservation and amendment to the site plan
There is a
large Burr Oak tree located on the north east portion of the subject property.
The tree is significant and is an asset to the community. To preserve the
existing tree the proposed site plan must be revised to incorporate an adequate
setback for the proposed underground garage structure and Building 1 (Figure
5). In addition, an acceptable tree
preservation plan must demonstrate design solutions to address grade change,
drainage, hydrology and future use of the setback area. Town staff
have suggested that the applicant design an outdoor patio in the
vicinity of the tree which will enhance the quality pedestrian environment and provide
an interactive street frontage. Preservation of the existing tree and revisions
to the current site plan will achieve some of the objectives of sustainable
site development, such as reduced site disturbance, increased infiltration and
reduced heat island effect. A tree preservation plan and revisions to the site
plan with appropriate setbacks to Building 1 and the underground structure to
accommodate the preservation of the tree are conditions of site plan
endorsement (Appendix ‘A’). The appropriate setbacks will be reflected in the amending
By-law.
Proposed Warden
Avenue access
Initially,
the applicant proposed a right-in access on Warden
Avenue which resulted in a driveway along
the Warden Avenue frontage
which was also proposed for use by service vehicles. This driveway caused
Building 1 to be setback too far (approximately 15 metres/
50 feet) from Warden Avenue (Figure 4).
The driveway and building configuration created an unattractive urban edge and
diminished the pedestrian environment.
The applicant
worked with Town staff and the right-in access on Warden
Avenue and driveway were eliminated.
However, the applicant has recently proposed a right-out access on Warden
Avenue for service vehicles (Figure 5). Town
staff have requested that the access be designed to
minimize any disruption to pedestrian connectivity and flow along Warden
Avenue. This access will require approval
from the Region. The Region is still reviewing the proposed right-out Warden
access. Resolution of the proposed access and revisions to
the site plan, satisfactory to the Town, are conditions of site plan
endorsement (Appendix ‘A).
Technical Studies
The applicant
has submitted technical studies such as an Environmental Site Assessment, Stormwater Management Report, Traffic Impact Study,
Servicing and Grading plans. The Town has reviewed the initial submissions and
the applicant is in the process of revising some of these studies to the Town’s
satisfaction, which is a condition of site plan endorsement (Appendix ‘A’).
Traffic Impact Study and Parking
The submitted
Traffic Impact Study has been reviewed by Town staff. In general, the Traffic
Impact Study is acceptable to staff. The applicant is required to submit a
pavement marking and signage plan showing all signs, islands, and pavement
markings for approval. Approval of the plan is a condition of site plan
endorsement (Appendix ‘A’). The distance of the unsignalized
driveway location on Gibson Drive from Warden
Avenue requires approval from the Region.
The applicant
will be providing a total of 336 parking spaces, 92 of which will be provided
on the surface and the remaining 244 will be provided in a two-level
underground parking structure. The proposed mix of uses which will be
implemented through the zoning by-law amendment, will
ensure that there is adequate parking on site. Surface parking will be screened
from public view with landscaping along the site perimeter.
Gibson
Drive entrance
The applicant
had originally proposed four lanes with a narrow median, approximately 1.2 metres, at the Gibson
Drive entrance (Figure 4). The applicant
has since upgraded the Gibson Drive entrance by
adding a 3 metre wide landscaped island with a raised
stone veneer planter. The applicant is also proposing two entrance lanes and
one exit lane which are still being reviewed by staff (Figure 5). The location
of the driveway from Warden Avenue will require approval from the Region of
York. Revisions to the site plan to reflect changes to the Gibson
Drive entrance to the satisfaction of the
Town is a condition of site plan endorsement (Appendix ‘A’).
Finished floor levels, retaining walls and building
materials
The finished
floor levels are shown at 1 metre above finished
grade at some points. This results in visible blank facades especially along Gibson
Drive and of the exposed parking structure,
which require screening. The applicant is proposing to conceal the exposed
parking structure with a precast retaining wall along
with a continuous planting of tall shrubs throughout the base of the buildings.
Town staff have indicated that ramps and stairs from
public streets must be avoided. Town staff are still
working with the applicant to ensure that any blank facades and retaining walls
are minimized and appropriately mitigated.
Buildings 1,3 and 4 will be brick clad buildings with glazed store
fronts on the ground floor and windows at the second floor. The colour of bricks will be a blend of earth tones with highlights
at the base, windows and below the roof parapet. Building 2 will be an all
glass building with green colour-tinted and reflective
glazing. Granite panels will be incorporated at the ground floor and upper
levels to add some prominence to the building A coloured rendering is attached to this report.
Implementation of Sustainable Practices
The applicant
has committed to implementing sustainable development practices within the
proposed development which will include but not be limited to the following:
Conclusion
Staff are of the opinion that the proposed site plan and
zoning by-law amendment are acceptable. There will be an enhanced urban
presence and pedestrian-friendly environment along Warden
Avenue with an appropriate mix of uses
which will provide employment and service opportunities. There will be
substantial landscaping along the perimeter of the site, landscaped islands and
pedestrian connections to enhance and complement the colours
of the proposed buildings.
Not
applicable.
Not
applicable.
The proposed
development aligns with Council’s strategic priorities. It provides employment
and service opportunities to the surrounding community. The preservation of the
existing tree will minimize environmental disturbance on the subject property.
All Town
departments and external agencies have been circulated with this application
and all comments have been addressed and incorporated into the site plan.
RECOMMENDED BY:
______________________________ ________________________
Valerie
Shuttleworth, M.C.I.P.,
R.P.P. Jim
Baird, M.C.I.P., R.P.P.
Director of Planning & Urban Design Commissioner
of Development Services
Figure 1-
Location Map
Figure 2-
Area Context/ Zoning
Figure 3-
Aerial Photo
Figure 4-
Original Site Plan
Figure 5-
Revised Site Plan
Figure 6-
Building Elevations (Building 2)
Figure 7-
Building Elevations (Building 1, 3 & 4)
Coloured Rendering
Appendix ‘A’-
Conditions of Site Plan Endorsement
AGENT/CONTACT INFORMATION
Attn: Alfred
Szeto
Szeto
Architect
260 Town Centre Blvd
Unit 102
Markham, ON, M1E 1W2
(Tel)
905-513-6126
(Fax)
905-470-7700
APPENDIX ‘A’- CONDITIONS OF SITE PLAN ENDORSEMENT
- 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 June
10, 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, Environmental Site Assessment, Servicing Plans, Stormwater
Management Report, Tree Preservation Plan and any other studies, or revise
the studies accordingly, to the satisfaction of the Town and any other
authorized public agencies.
- 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 and servicing plans, and
lighting plans that comply with all requirements of the Town, Region of
York and any other authorized public agencies, to the satisfaction of the
Town;
- That the existing Bur Oak tree on the site be
preserved and that the site plan be revised to reflect appropriate setbacks
to the underground parking structure and Building 1 to the satisfaction of
the Town;
- That a grading plan for the area around the Bur Oak
tree and tree preservation plan be submitted for review and approval by
the Town;
- That the Owner covenants and agrees in the site plan
agreement to implement sustainable development practices including those
identified in this report, to the satisfaction of the Town;
- That the proposed right-out access on Warden
Avenue be approved by the Region of York
and that the site plan be revised to reflect any changes to the
satisfaction of the Town;
- That all retaining walls and exposed facades are
designed to the satisfaction of the Town and incorporated into the site
plan, building elevations and landscape plans and unnecessary ramps and
stairs from public streets be removed and the site plan revised
accordingly;
- That the Owner provide detailed drawings for the
proposed design feature along Warden
Avenue for review and approval by the
Town;
- That the entrance on Gibson
Drive be designed and the site plan
revised to the satisfaction of the Town, and the driveway location be
approved by the Region of York;
- That amendments to Zoning By-law 108-81, as amended, and
removal of the Hold provision to implement this site plan shall have come
into effect in accordance with the provisions of the Planning Act;
- 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.