RECOMMENDATION:
That a Public Meeting be held to consider the
Zoning By-law amendment application submitted by Roseport
Investments Limited to permit 30% accessory retail component per premise and up
to 929 m2 (10,000 ft2) of restaurant space, in addition to the existing
permitted uses.
PURPOSE:
The purpose of this report is to provide preliminary information
regarding an application by Roseport Investments
Limited for an amendment to the Zoning By-law to permit the development of four
multi-tenant industrial buildings with 30% accessory retail component per
premise. The applicant is also proposing
929m2 (10,000 ft2) of restaurant space as part of this development. A
preliminary site plan illustrating how the lands could be developed has been
submitted (Figure 4). Additional
information and supporting studies are pending.
A Site Plan Control application has also been submitted for review and
the applicant has indicated that a condominium application is to be submitted
in the future for this property to be a phased industrial condominium.
BACKGROUND
Property and Area Context
The
property is located at the northwest corner of Rodick
Road and Yorktech
Drive and encompasses an
area of approximately 3.22 ha (7.97 acres).
The site, which is located internal to an established
industrial-commercial area, has frontage along Yorktech
Drive, Rodick
Road and Fairburn Street and
is located in close proximity to a major arterial road (Woodbine Avenue)
and Highway 407. The property has no mature
vegetation and is vacant. Surrounding
land uses include commercial developments (First Markham Place and Woodside
Power Centre) to the north, Industry Canada-Weights and Measures (lab and
office) and a truck repair shop to the west, ConStrada
Aggregates to the east, vacant land and a proposed one storey, single-tenant
industrial building (currently under site plan review), to the south (Figure 2).
PROPOSAL
This application for a zoning amendment
is to accommodate four, one storey industrial buildings consisting of
approximately 106 units with a total GFA of approximately 11,724 m2
(126,200 ft2). Since this development is
intended to become a condominium in the future, it is possible that the number
and configuration of individual units may change to accommodate potential buyers.
Complementary commercial uses such as
accessory retail and restaurants have also been requested to accommodate the
changing business needs of the industrial sector. The applicant is proposing a
30% accessory retail component per premise and a total of 929 m2
(10,000 ft2) of restaurant space as part of this development (Figure 4). The applicant is also proposing upgraded
elevations and deleting the outdoor storage permission in the zoning by-law in
exchange for the retail and restaurant components.
OFFICIAL
PLAN AND ZONING
The property
is designated “Industrial – General Industrial Area” in the Official Plan. The proposed industrial buildings with
accessory retail and restaurant uses are provided for under this designation
and an Official Plan amendment is not required.
The property is zoned Industrial with Controlled Storage [M (CS)]
pursuant to By-law 165-80 (Figure 2). The zoning category does not permit the
proposed retail and restaurant component of the development and therefore, a
zoning by-law amendment is required. Other
relief may be required to the parking and development standards of the Zoning
By-law and will be reviewed in detail in conjunction with the processing of
this application and the accompanying site plan application.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL
Potential benefits include:
- This development
recognizes the changing business needs of the industrial sector by
accommodating
complementary uses.
- Development of this industrial site with
accessory retail and restaurant uses will allow
for
better integration and transition of this site within the existing adjacent
industrial
and commercial
areas.
- Development
of this site is consistent with the Official Plan “General Industrial Area”
policies and provides for the introduction of higher end
uses on this site which would
otherwise
allow industrial uses with outdoor storage.
- Proposed upgraded elevations will enhance the
look of the area and are consistent with
the
development to the north (First Markham Place).
CONCERNS/ISSUES
TO BE RESOLVED
The following is a brief summary of the
concerns/issues raised to date. These
matters, and 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.
·
A traffic impact study has
been submitted and is currently being reviewed by staff.
·
Staff
are working with the applicant to address parking
layout and landscape issues.
·
Staff
are working with the applicant to confirm parking
requirements in order to determine if a parking demand study is required.
·
Given the proposed
introduction of a commercial ancillary component, the amending zoning by-law
will need to be written in a manner to ensure a predominance of industrial uses
is maintained.
FINANCIAL
CONSIDERATIONS:
There
are no financial implications for the Town at this time.
ENVIRONMENTAL
CONSIDERATIONS:
It is noted that these lands are identified in
the Official Plan as contaminated lands.
A Phase I Environmental Assessment has been submitted and reviewed. The applicant will be required to provide a
clearance letter from an Environmental Engineer addressing the concerns as
identified in the Phase I EA.
ACCESSIBILITY
CONSIDERATIONS:
There are no accessibility
implications for the Town at this time.
ENGAGE
21ST CONSIDERATIONS:
The proposal aligns with the
following key Town of Markham Corporate Goals: Managed Growth,
Quality Community and Infrastructure Management.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The application has been circulated to
various departments and agencies for comment, and their requirements will be
incorporated into the final report.
CONCLUSION:
This report has been prepared to brief Members of Council on the status
of this application, and to recommend the scheduling of a formal public meeting
to gain public input on this application.
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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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ATTACHMENTS: Figure
1 - Location Map
Figure
2 – Area Context/Zoning
Figure 3 – Site Plan
APPLICANT/AGENT: The Kerbel
Group Inc.
Joanne Barnett
Tel: 416-733-2202
Fax: 416-733-3129
Q:\Development\Planning\Appl\Zoning\05
014894 250 Yorktech\Prelimenary Report
