RECOMMENDATION:
That the application submitted by Team GTC Inc.
for site plan approval to permit a commercial/residential development on Blocks
1, 2 and 3, Plan 65M-3642 (Greensborough Town Centre), be
approved subject to the following conditions:
1. That final site plan, elevation
drawings and landscape/fencing plans be submitted to the satisfaction of the
Commissioner of Development Services.
2. That the Owner comply with all requirements of the Town and authorized
public agencies, to the satisfaction of the Commissioner of Development
Services.
3. That the Owner submit an application to and obtain all required variance
approvals from the Committee of Adjustment.
4. That the Owner enter into a site plan agreement with the Town, containing
all standard and special provisions and requirements of the Town and public
agencies.
5. That the Owner pay their proportionate share of the Hwy. 48 flow control
measures, to the satisfaction of the Director of Engineering.
6. That the site plan approval shall lapse
after a period of three years commencing October 4, 2005 in the event a site
plan agreement is not executed within that period.
That Team GTC Inc. be granted a servicing
allocation of 34 residential units, such allocation to be from the existing
Town reserve, in accordance with the February 15, 2005 report on servicing allocation;
That the Town reserves the right to
revoke or reallocate the servicing allocation should the development not
proceed in a timely manner;
And that the Region of York be advised of the servicing allocation for this development.
PURPOSE:
The purpose of this report
is to recommend approval of an application for site plan approval to permit a
commercial/residential development (Greensborough Town Centre) and to recommend
the granting of servicing allocation for 34 residential units for the proposed mixed
use development from the existing Town reserve.
BACKGROUND:
Property
and Area Context
The subject lands are comprised
of 0.95 ha. (2.3 acres) north of Bur
Oak Avenue at Greensborough
Village Circle, opposite the Greensborough
Town
Centre
Park. The lands are presently vacant.
To the east and west on Bur Oak Avenue are lane-based
townhouses. Abutting the remainder of
the lands are lane-based semi-detached dwellings.
Multi-unit residential buildings have been approved for the vacant lands on the
south side of Bur Oak Avenue opposite the
subject lands.
Official Plan and Zoning By-law
The subject lands are designated Commercial - Community Amenity Area in
the Official Plan and Community Amenity Area - Central Corridor in the
Greensborough Secondary Plan. The
Secondary Plan identifies the lands as the village centre within which
retail/commercial uses are to be located.
The subject lands are currently zoned Community Amenity (CA2*138(H))
under By-law 177-96, as amended. The zoning permits a range of residential,
community retail and service uses.
The applicant will be required to apply
to remove the H (Holding) provision from the zoning of the lands, following
execution of a site plan agreement.
Proposal
The applicant is proposing a commercial/residential condominium development
comprised of the following:
Blocks 1 (Building A) and 3 (Buildings A and B)
Ground floor commercial – GFA 1457m2 (15,682 ft2)
2nd and 3rd floors residential – 18 two storey
units above commercial
Surface parking at rear of buildings
Private waste pick-up from two central storage buildings
Blocks 1 (Building B) and 2
Stacked residential units – 8 ground floor units and 8 two storey units
on the 2nd and 3rd floors
Detached rear yard lane-based garages
Municipal waste pick-up from rear lanes
Buildings to be constructed to
permit conversion of ground floor units to commercial use
DISCUSSION:
The
proposed site plan complies with the Greensborough Secondary Plan and Community Design Plan
The Greensborough Secondary Plan and Community Design Plan identify the
lands as the village centre within which a mix of retail/commercial
and medium density residential uses are to be located. The proposed development, in combination
with the Greensborough Town Centre Park, is to be the community’s central focus and gathering
place.
The site
plan and building elevations are acceptable
The buildings are to be clad
in brick with stone or stone like lintel and sill details. Gables and dormers
are included in the building design. All
windows include muntin bars and generous frames. The ground floor units of all buildings are
of a traditional main street look with large display windows and street side
entrances. Entry and balcony areas on
the buildings that include the retail/commercial units are framed by projecting
enclosures with arched openings.
The size and design of the
signage band on the buildings will be subject to review and approval by staff prior
to execution of the site plan agreement, and in accordance with the sign
by-law.
The proposed buildings are
located close to the street. Surface parking is located to the rear of the retail/commercial
buildings with access from Bur Oak Avenue and rear
lanes. Detached lane based garages are
provided for the residential buildings. Walkways
are provided from the rear surface parking areas to the street. On street parking is also available in front
of the units.
Through discussions
with Waste Management staff, the applicant has agreed to provide two waste storage
buildings to serve the commercial/residential buildings on Blocks 1 and 3. Pick-up from these facilities will be the
responsibility of the future condominium corporation. Municipal waste pick-up
will be provided for the residential buildings on Blocks 1 and 2. The future
condominium corporation will be responsible for snow removal, landscape maintenance,
private utilities and parking area maintenance.
The applicant has submitted landscape plans for
review. Staff approval of the landscape plans will be required prior to
execution of the site plan agreement.
Significant buffer planting will be required adjacent to existing
residential properties and adjacent to Bur Oak Avenue to screen parking
areas. A comprehensive fencing plan will
be required for this development.
The
applicant will need to apply for minor variances to the provisions of the
zoning by-law
Certain provisions of the site specific zoning
by-law for the subject lands were inadvertently altered in the consolidation of
By-law 177-96 that was approved by Council in January 2005. A By-law will be brought forward to Council
in 2006 to correct this and other similar situations across the Town. In the meantime, in order to expedite the
construction of the Greensborough Town Centre, the applicant will be required
to apply to the
Committee of Adjustment for variances to address these items.
The proposed development is
consistent with the objectives of the Town’s Neighbourhood Commercial Strategy
The April 5, 2005 staff report
titled “Neighbourhood Commercial Strategy for the New Urban Areas” identified
the subject lands as the preferred location for neighbourhood commercial development
in the interior of the Greensborough community.
Servicing allocation from the
existing Town reserve is proposed in accordance with the
February 15,
2005 report on servicing allocation
The February 15 report recommended that
34 units of servicing allocation be assigned to the Greensborough Town Centre
from the Town reserve.
The applicant will be required
to pay their proportionate share of the Hwy. 48 flow control measures, to the
satisfaction of the Director of Engineering.
FINANCIAL CONSIDERATIONS:
No financial implications are
to be considered in this report.
ENGAGE 21ST. CONSIDERATIONS:
Managed
Growth
The
development of these lands represents an orderly completion of Phase 1 of Greensborough and
will provide neighbourhood retail/commercial uses for the expanding community.
BUSINESS UNITS CONSULTED AND AFFECTED:
This application has been circulated to all
relevant departments and outside agencies.
Their comments have been addressed in this report.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo
Figure 4 – Site Plan
Figures 5 to 12 – Elevations
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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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Figure 1
DOCUMENT: Q:\Development\Planning\APPL\SITEPLAN\05 107391 Team
GTC Inc\rgsdscOct04.doc
APPLICANT/AGENT: Harry Chan Tel: 416-809-8066
Team
GTC Inc Fax: 416-297-8293
2061 McCowan Road, Suite 206
Toronto, Ontario
M1S 3Y6
LOCATION
MAP:
