Report to: Development Services Committee Report Date: May 10, 2011

SUBJECT: PRELIMINARY REPORT

Olyn Investments Limited

Official Plan and Zoning By-law amendment applications to permit a three (3) storey commercial building at 9365 McCowan Road.

File Nos: OP 11 111490 & ZA 11 111491

PREPARED BY: Stacia Muradali, Ext. 2008

Senior Planner, East District

RECOMMENDATION:

1) That the report titled “PRELIMINARY REPORT, Olyn Investments Limited, Official Plan and Zoning By-law amendment applications to permit a three (3) storey commercial building at 9365 McCowan Road, File Nos: OP 11 111490 & ZA 11 111491,” dated May 10, 2011 be received;

2) That a Public Meeting be held to consider the applications submitted by Olyn Investments Limited to amend the Official Plan and Zoning By-law to permit a commercial development ;

3) And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Not applicable.

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

5. Others (HR, Strategic, Affected Units) 6. Attachment(s)

PURPOSE:

The purpose of this report is to provide preliminary information on the applications to amend the Official Plan and Zoning By-law, submitted by Olyn Investments Limited, and to seek authorization to hold a statutory Public Meeting for the proposal to construct a three (3) storey commercial building. 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 applications.

The applications have been deemed complete

The Official Plan and Zoning by-law amendment applications submitted by Olyn Investments Limited to permit a commercial development at 9365 Mc Cowan Road were deemed complete on March 9^th, 2011.

BACKGROUND:

Subject property and area context

9365 Mc Cowan Road (the “subject property”) is located on the east side of McCowan Road, north of 16^th Avenue (Figure 1). The subject property is approximately 0.38 hectares (0.9 acres) with some vegetation and trees especially along the east property line. There is a vacant single family dwelling currently on the property. Similar single family rural residential dwellings and lands are located to the north, the Salavation Army Community Church is located to the south, low density residential development is located to the west across Mc Cowan Road, and vacant lands for which a residential subdivision has been registered is to the east. A place of worship (the St. Mary and St. Samuel The Confessor Coptic Orthodox Church) is proposed for the two properties to the immediate north (9377 and 9389 Mc Cowan Road), and related rezoning and site plan applications are currently under review by the Town.

Proposed commercial development

A three (3) storey commercial building is proposed for the subject property. Commercial, office and personal uses, financial institutions, private and commercial schools and day care centres are among the uses being requested by the applicant. The proposed building will have a gross floor area of approximately 390 square metres (4,200 square feet). Sixty-six (66) parking spaces including three (3) barrier free parking spaces are proposed to be provided.

Official Plan and Zoning

The subject property is designated “Urban Residential” in the Town’s Official Plan and “Low Density Residential” in the Wismer Commons Secondary Plan (OPA 37). The Secondary Plan does not contemplate the proposed uses for the subject property and therefore an amendment to the Secondary Plan is required to facilitate the proposed development. The site is zoned “Rural Residential One (RR1)” which permits a single family residential dwelling and therefore the property also needs to be rezoned to permit the proposed commercial development.

OPTIONS/ DISCUSSION:

The following is a brief summary of concerns/ issues raised to date. These matters, 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:

1. The appropriateness of re-designating the subject land for commercial purposes is being reviewed by staff.
2. The potential impacts the proposed commercial development may have on the surrounding neighbourhood remains to be determined.
3. A site plan application is required to address issues related to parking, access, tree preservation, interface with adjacent properties, landscaping, buffering, site layout and building design among others.
4. Review of technical studies including traffic and servicing studies will be required as part of this application process.
5. Servicing for the proposed development must occur through the adjacent parcels to the north, to connect to services on Barnstone Drive and appropriate easements and arrangements to secure these will be required.
6. The Owner is responsible for satisfying all financial and other obligations with the Wismer Commons Landowners Group if necessary, to address sharing of common costs of development.
7. The Region of York has jurisdiction over Mc Cowan Road. The applicant is required to address the Region of York requirements, especially as it pertains to the proposed access on Mc Cowan Road.

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable.

HUMAN RESOURCES CONSIDERATIONS

Not applicable.

ALIGNMENT WITH STRATEGIC PRIORITIES:

Staff are reviewing the applications for conformity with the Town’s growth management and transportation strategic priorities.

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to various Town departments and external agencies and their requirements will be addressed in the final staff report, if necessary.

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

ATTACHMENTS:

Location Map: Figure 1

Area Context/ Zoning: Figure 2

Aerial Photo: Figure 3

Proposed Site Plan: Figure 4

AGENT/CONTACT INFORMATION

Attn: Joanne Barnett

Joanne Barnett Consulting

6 Dunkirk Road

Toronto, ON, M4C 2L9

Tel: 416-990-8367

Fax: 416-733-3129

Email: jbarnett@kerbel.ca

File path: Amanda\File 11 111490\Documents\Recommendation Report