RECOMMENDATION:
THAT the record of the Public
Meeting held on May 6, 2003, relating to the application by 1371045 Ontario
Limited for Zoning By-law Amendment to change the zone category from Industrial
(M) to Business Corridor (BC) at 160 and 162 Bullock Drive (File ZA.02-106189)
be received;
THAT the Zoning By-law Amendment to
change the zone category, as set out in Appendix ‘A’ attached to the staff
report dated October 14, 2003, be approved.
PURPOSE:
1371045 Ontario Limited has submitted a
rezoning application to rezone the lands at 160 and 162 Bullock Drive from
Industrial (M) to Business Corridor (BC).
The purpose of this report is to provide information on the zoning
application, and to recommend approval of the zoning By-law Amendment.
BACKGROUND:
Property and area context
The subject properties are located
on the north side of Bullock Drive, east of Laidlaw Boulevard, municipally
known as 160 and 162 Bullock Drive (Figure 1).
In July 2002, the Committee of Adjustment approved a severance, dividing
the lands into two industrial lots having frontages of 167.9 metres (550 ft)
and 52.8 metres (173.2 ft) and lot areas of 2.74 ha (6.7 ac.) and 0.80 ha (1.9
ac.). The larger of the two parcels
(the easterly parcel) is occupied by an existing 9,348.35 m2
(100,628 ft2) industrial building.
The building is used by a flooring (hardwood/ceramic/carpet) retailer
and manufacturer. The westerly parcel
is presently vacant. The property is
bounded to the west and east by industrial buildings, residential to the south,
across Bullock Drive and residential to the north, across the CN rail tracks.
The applicant has submitted
applications to rezone both properties
The applicant submitted
applications to rezone both the severed and retained parcels from Industrial
(M) to Business Corridor (BC) to expand the list of permitted uses. The applicant has not indicated specific
uses for either of the properties, however, the Business Corridor zone will
provide greater flexibility for development/redevelopment.
A conceptual site plan and
elevations for the vacant westerly parcel has been submitted (Figure 6). Since no formal site plan application has
been submitted, a Holding provision will be appended to the zoning. The hold may be removed upon site plan
approval and execution of a site plan agreement.
Zoning and Official Plan Amendment
The properties are designated
Business Corridor in the Official Plan.
The intent of this designation is to identify locations for a mix of
high quality business activities in corridors along major road frontages, while
permitting a range of office, industrial, service and limited retail uses. Business Corridor areas are intended for
industrial and commercial uses that require the exposure offered by major road
frontages. The Business Corridor
designation permits a range of uses including offices, industrial uses,
financial institutions, retail uses greater than 300 m2 (3,229ft2)
and less than 6,000 m2 (64,585 ft2) and service uses,
amongst other uses.
The subject lands are currently
zoned Industrial (M) by By-law 1229, as amended. In June 1994, a site specific zoning by-law amendment (By-law
140-94) added permission for a conference and convention centre.
Parking
The applicant has demonstrated that
parking will be provided at the rate of one space per 30 m2 of gross
floor area, for both properties. This
parking standard is sufficient for industrial and office use, however,
additional parking may be required in order to accommodate other uses permitted
in the Business Corridor Zone, such as retail and commercial and private
schools. Should the applicant wish to
include Business Corridor uses that have a higher parking standard, the
applicant will have to reduce the floor area of the proposed building at 162
Bullock Drive (vacant parcel). The
matter of final parking supply will be resolved at the site plan approval
stage.
Area residents expressed concern at May 6, 2003, Public
Meeting
A public meeting was held on May 6,
2003, to receive public input on the proposed rezoning. Residents of the adjoining neighbourhoods to
the north and south voiced concerns regarding noise and odours created by the
existing industrial use as well as illegal outdoor storage on the vacant
parcel. The residents expressed concern
with the type of uses that are typically permitted in the Business Corridor
zoning. Some of the uses that raised
concern included, industrial, automobile repair/body shops, places of
entertainment, restaurants and convention centres.
Staff indicated that the Business
Corridor zoning would expand the list of permitted uses that may increase the
marketability of the site and encourage other higher quality business
activities. However, staff also noted
that the proposed Business Corridor zoning is intended to accommodate
industrial and commercial uses.
Residents consulted regarding acceptable uses
Names of concerned area residents
were collected at the Public Meeting and staff was directed to consult the
residents when compiling the list of permitted uses.
Following the public meeting a
letter was sent to the 20 residents who left their name with staff. The letter and attached chart (Appendix ‘C’)
outlined the list of uses that are currently permitted by the Official Plan in
the Business Corridor designation and the uses that staff suggested as
acceptable for inclusion in the proposed zoning for this site. Staff did not receive any comments from
residents and have incorporated this list into the draft by-law.
In June 2003, the applicant requested
a deferral of the final report due to the possible sale of the larger of the
two properties. However, the
transaction was never finalized and the applicant has requested the report be
scheduled for the next Development Services Committee.
The draft by-law (Appendix B)
includes the list of uses proposed by staff and development standards governing
the two properties. The draft by-law
prohibits outdoor storage and automobile repair/autobody shops. Industrial uses are still permitted under
the proposed Business Corridor zoning.
FINANCIAL CONSIDERATIONS:
None at this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The zoning amendment application
submitted by 1371045 Ontario Limited has been circulated to various departments
and external agencies. Requirements of
the Town and external agencies have been reflected in the preparation of this
report and conditions of approval.
|
|
|
|
|
Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
|
DOCUMENT: q:\development\planning\appl\zoning\02106189
1371045ontarioltd (160bullock)\psk0708.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Aerial Photo
Figure
4 – Site Plan/Conceptual Site Plan
Figure
5 – Existing Elevations (160 Bullock Dr.)
Figure
5 – Conceptual Elevations (162 Bullock Dr.)
Appendix
‘A’ – Explanatory note
Appendix
‘B’ – Draft By-law
Appendix
‘C’ – Letter to the residents
APPLICANT/AGENT: Johnathan Weizel Architect Tel: (905)707-1996
Attn: Johnathan Weizel Fax: 9905) 707-3474
36
Janesville Rd
Thornhill,
ON
L4J
6Z9
