Report to: Development
Services Committee Report
Date: May 10, 2011
SUBJECT: PRELIMINARY REPORT
Wooden Spire Estates Inc.
Zoning
Amendment to permit medical offices to occupy a maximum of 50% of the total
gross floor area of the existing commercial building at 6899 14th
Avenue (The Shoppes of Boxgrove)
ZA
10 131180
PREPARED BY: Rick
Cefaratti, Ext. 3675
Planner, East District
RECOMMENDATION:
1)
That the report titled “PRELIMINARY REPORT, Wooden
Spire Estates Inc., Zoning Amendment to permit medical offices up to a maximum
of 50% of the total gross floor area of the existing commercial building at
6899 14th Avenue, File No. ZA 10 131180,” dated May 10, 2011 be
received;
2)
That a Public Meeting be held to consider the Zoning
Amendment application submitted by Wooden Spire Estates Inc., to permit medical
offices up to a maximum of 50% of the total gross floor area of the existing
commercial building; and,
3)
That Staff be authorized and directed to do all things
necessary to give effect to this resolution.
The purpose of this report is to provide preliminary
information on the Zoning Amendment application submitted for 6899 14th
Ave (the “subject lands”) and to seek authorization to hold a statutory Public
Meeting. This report contains general information in regards to applicable OP
or other policies as well as other issues and the report should not be taken as
Staff’s opinion or recommendation on the application.
The applications have been deemed complete
The rezoning
application submitted by Wooden Spire Estates Inc., to permit medical offices
on the subject lands was deemed complete on December 7, 2011.
The subject lands are located at the south west corner of
14th Avenue and Boxgrove By-Pass (Figures
1 and 2). The site is approximately 0.36 ha (0.88 ac) in size. A one storey,
multi-unit commercial building with a Gross Floor Area of 870.20 m2
(9367 sq. ft.) exists on the property and is referred to as the “Shoppes of Boxgrove” (see attached Site Plan – Figure 4). A heritage
building (The John Raymer House) currently used as a private
Montessori school (York Montessori) is located to the north of the property, across
14th Avenue. Detached dwellings abut the property to the south.
Townhouses are located to the east, across the Boxgrove
By-Pass. A construction trailer is located on the abutting property to the
west.
Official Plan
and Zoning
The subject lands are partially designated Commercial in
the Town’s Official Plan and Community Amenity Area – Village Centre in the
Secondary Plan for the Box Grove Planning District (OPA No. 92). A portion at
the rear of the site is designated Urban Residential in the Town’s Official
Plan and Urban Residential – Low Density Housing II in the Secondary Plan.
The property is zoned CA1*233 – Community Amenity under
By-law 177-96, as amended (see Figure 3). This zone category permits, among
other uses, business offices, retail stores and personal service shops, but
does not include a medical office which falls within the definition of a Clinic.
Zoning By-law 177-96, as amended, distinguishes between a Business Office and a
Clinic as follows:
“ Business Office
Means a
premises used for conducting the affairs of businesses, professions, services,
industries, governments, or like activities, in which the chief product of labour is processing and/or storage of information rather
than the production and distribution of goods.”
“ Clinic
Means a premises used for the medical, dental, surgical and/or
therapeutic treatment of human beings, but does not include a public or private
hospital or professional office of a doctor in his or her residence.”
It should be noted that the owner obtained approval of a
Minor Variance application from the Committee of Adjustment to permit a medical
office on the property with a maximum Gross Floor Area of 127 m2
(1,367 sq. ft.) in 2010. Based on discussions with the applicant, the
additional floor area for medical office uses requested through this current
Zoning Amendment application is due to the fact that the owner has been
approached on numerous occasions by medical practitioners expressing interest
in moving their medical practice to this commercial development. The total
floor area requested for medical office uses would be approximately 435 m2
(4,682 sq. ft.) and would include the above-noted floor area granted by the
Committee of Adjustment.
Parking
Requirements
The Town’s Parking Standards By-law (By-law 24-97)
requires parking for medical office uses to be provided at a rate of 1 space
per 30 m2 of net floor area. Based on this parking rate, the
utilization of 50 percent (435 m 2) of the gross floor area of the
existing commercial building for medical office uses would require a minimum of
15 parking spaces to be provided on the site. Parking for this site is
currently being provided at a rate of 1 space per 23 m2 of leasable
floor area which equates to 18 parking spaces being provided for 50 percent of
the total floor area of the existing commercial building. Therefore, according
to the Parking Standards By-law, there is sufficient parking available on the
site for proposed medical offices.
Town Staff
have identified the following concern/issue to date with the proposed zoning
by-law amendment that will need to be addressed as part of the application
review process and prior to approval:
1.
Staff are reviewing
the appropriateness of permitting up to 50% (approximately 435 m2 or
4,682 sq. ft.) of the Gross Floor Area of the existing commercial building to
be occupied by medical office uses.
This matter, and any others identified through the
circulation and detailed review of the proposal, will be addressed if
necessary, in a final staff report to Committee.
Not applicable.
Not applicable.
The application should be considered within the context of
the Town’s growth management, and strategic priorities.
This application has been circulated to various
departments within the Town and applicable agencies for comment.
RECOMMENDED BY:
______________________________
________________________________
Biju Karumanchery, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.
Senior Development Manager Commissioner of
Development Services
Figure 1 – Property Location
Figure 2 – Air Photo
Figure 3 – Area Context/Zoning
Figure 4 – Site Plan
File path: Amanda\File 10
131180\Documents\Recommendation Report