BACKGROUND:
The subject lands comprise three parcels located on
the east side of Main Street Unionville South, south of Unionville Gate and
west of Kennedy Road (Figure 1).
The northerly parcel of land is municipally known as 13 Main Street Unionville and is located
just south of the existing Markville Ford Dealership (21 Main Street Unionville ) which is
owned by Honda (Dilawri Group) and leased to Craig Riley. The parcel at 13 Main Street contains a single detached
dwelling and has several mature trees and hedges. The parcel municipally known
as 7 Main Street Unionville, immediately south of 13 Main Street Unionville, also contains
a single detached dwelling and several mature trees. The easterly triangular parcel, fronting onto Kennedy Road, is a vacant remnant
parcel from the construction of Kennedy Road and does not have a
municipal address. This parcel was recently
acquired by the Dilawri Group (owners of Honda Dealership) from the Region of
York (Figure 4).
Surrounding
land uses include a four storey office building, a gasoline service station and
a Jiffy Lube Service facility on the north side of Unionville Gate, a BMW
automobile sales dealership to the east, across Kennedy Road, vacant lands owned by the
Region to the south and Emerson Electric to the west. A minor watercourse (Tributary 5), that
drains into the Rouge River, runs through the subject
lands (Figure 3).
Site Plan for new Honda Dealership approved in 2001
In 2001 Traks Communications submitted an
application for site plan approval for the Honda Dealership located immediately
north of the subject lands at 8220 Kennedy Road. During the site plan application review
process, staff recommended that the applicant acquire the easterly triangular
parcel fronting onto Kennedy Road (now part of the subject application), owned
by the Region at the time, to improve on site parking and traffic circulation
and access from Kennedy Road. The June
19, 2001 staff recommendation report identified the proposed Honda development
as being phased with phase one being the construction of the new Markham Honda
Dealership and integration with the existing Markville Ford Dealership. Phase two contemplated the acquisition of
additional lands to the south and east to provide for an improved parking area
and better on site circulation, including access to Kennedy Road. Phase one is complete. A portion of the phase two lands, the
triangular parcel fronting onto Kennedy Road and previously owned by the
Region, is currently paved and being used a parking lot with full access onto Kennedy Road.
Portion of
subject lands considered as part of previous zoning amendment and site plan
applications
The easterly triangular parcel and 13 Main Street Unionville were the subject
of zoning amendment and site plan applications in 2003 (ZA 03 113084 and SC 03
117537). In reviewing those applications,
Town staff had recommended that the Owner pursue opportunities for a shared
driveway off Main Street Unionville for both dealerships. The zoning amendment and site plan
applications have not proceeded, as the Owner (Honda/Dilwari Group) and tenant (Ford/Craig
Riley) have been unable to reach a consensus regarding mutual access. Notwithstanding, the owner has developed the
easterly triangular parcel which is paved and being used as a parking lot with full
access onto Kennedy Road.
The previous files have been closed. Staff will review and report on the subject
applications (ZA 05 027696 and SC 05 027709) which incorporate the lands
associated with the previous applications as well as the additional parcel, 7
Main Street Unionville, also now acquired by the Dilawri Group.
PROPOSAL
The
Owner is proposing to re-zone the subject lands to ‘Community Amenity Area’
(CA) pursuant to by-law 122-72, as amended, and to integrate the lands with the
existing site to the north containing the Markham Honda Dealership and the
Markville Ford Dealership. Approval of
the subject application will recognize the existing parking lot use on the
triangular parcel along Kennedy Road, provide additional parking
for staff and customers (on 7 & 13 Main Street) and provide additional
outdoor storage areas for vehicle stock (Figure 4). A site plan application has been submitted to
address concerns including, but not limited to, tree preservation, enhancement
of the watercourse, access, and urban design/built form issues.
DISCUSSION
Official Plan and Secondary Plan amendments
not required
The site
is designated as ‘Commercial-Community Amenity Area’ in the Official Plan. This designation normally prohibits retail
uses involving accessory outdoor storage and/or display of merchandise,
however, the Markham Centre Secondary Plan (OPA 21) states in section 4.3.2.2
Community Amenity Area- subsection (i) that notwithstanding the provisions in
the Official Plan, ‘the lands designated Community Amenity Area – General, on
the west side of Kennedy Road may be considered for retail uses involving
accessory outdoor storage and/or display, subject to approval by Council of a
specific proposal for zoning amendment and site plan approval demonstrating
land use and quality of design commensurate with the intended character of the
area.’
A zoning by-law amendment is required
The parcels municipally known as 7
and 13 Main Street Unionville are zoned ‘Single Family Rural
Residential’ (RRH) pursuant to by-law 122-72, as amended. The easterly triangular parcel is zoned
‘Rural Residential One’ (RR1) pursuant to by-law 304-87, as amended (Figure 2). A zoning by-law amendment is required for the
subject lands to permit an automobile dealership use with accessory outdoor
display and storage of vehicles.
The existing dealership site
containing the Markham Honda and Markville Ford Dealerships is zoned ‘Community
Amenity’ (CA) and it is proposed that a similar zoning category be applied to
the subject lands. This zone category
permits the proposed use of outdoor display and storage of vehicles as accessory
to an Automobile Dealership. An Open
Space (O1) zone category will also be applied to the site to reflect the
location of the minor tributary through the subject lands.
Once the zoning of the lands is
complete, the Owner will need to merge the title of all three separate parcels
to form one land parcel under one ownership and address site plan related
issues.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some of the anticipated benefits of the proposal may
include, but are not limited to:
·
Proposed increased parking may alleviate illegal
on-street parking along Main Street Unionville.
CONCERNS/ISSUES TO BE RESOLVED:
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
in a final staff report to be presented to Committee at a later date.
·
There are several mature tress and vegetation on
the subject lands. A tree inventory and
preservation plan is required for review and approval;
·
A portion of a minor tributary (Tributary 5)
runs through the subject lands. Comments
from the TRCA have not yet been received.
Consistent with the Honda site plan to the north, the watercourse will
be required to remain open with enhanced landscaping and be rezoned to Open
Space (O1);
·
The zoning by-law amendment and site plan
agreement will need to clearly permit outdoor storage and parking only as
accessory to the existing dealership use (forming one land parcel under one
ownership), and not as a primary use on a freestanding parcel;
·
A parking utilization and access integration study.
·
Proposed access onto Kennedy
Road and Main Street Unionville will be reviewed to
ensure compliance with approved traffic studies;
·
Measures to screen outdoor storage of vehicles
and parking areas from view with respect to Kennedy
Road and Main Street Unionville;
·
Urban design/built form issues and;
·
On-site loading and off-loading of vehicles must
be reviewed to comply with conditions of site plan approval.
FINANCIAL CONSIDERATIONS:
None at this time.
ENVIRONMENTAL CONSIDERATIONS:
A portion of
Tributary 5 runs through the subject lands.
Approval of this application is subject to review and approval by the
TRCA. Consistent with the Honda site
plan to the north, the TRCA will require enhancements and improvements to the
watercourse as part of this application.
ACCESSIBILITY CONSIDERATIONS:
None at this
time
ENGAGE 21ST CONSIDERATIONS:
None at this
time.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
applications have been circulated internally and externally.
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area Context and Zoning
Figure 3: Aerial Photo
Figure 4: Proposed site plan
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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