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TO: |
Mayor and Members of Council |
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FROM: |
Jim Baird, Commissioner of Development Services Valerie Shuttleworth, Director of Planning & Urban Design |
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PREPARED BY: |
Tim Williams, West District Planner |
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DATE OF MEETI |
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SUBJECT: |
PRELIMI Shell Canada Limited Application for Zoning By-law Amendment to Permit an Automobile
Service Station ZA 05-012130 |
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RECOMME
That a Public Meeting be held
to consider the application submitted by Shell Canada
Limited for Zoning By-law Amendment to permit redevelopment of the
automobile service centre to include a car wash and convenience store.
PURPOSE:
The purpose of this report is to provide preliminary
information regarding this application for Zoning By-law Amendment to permit the
redevelopment of the automobile service centre to include a car wash and
convenience store, located at the northwest corner of
BACKGROU
Property and Area Context
The property is located at the northwest corner
of
Adjoining
the subject lands are:
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Industrial and office uses to the north and west
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Retail and other commercial to the east and south
·
An automobile service station at the southeast corner of
The property
was expanded to include additional lands to the north of the existing gas
station site. The rezoning application
will apply to the entire area of the 2 portions. The lands are currently designated “Industrial”
in the Official Plan and “Business Corridor Area” under Schedule “H” -
Commercial / Industrial Categories. Currently
the southern portions of the lands have a C3 zone under Bylaw 127-76, as
amended and the newly added piece of land is zoned M.C. 40% under Bylaw 165-80,
as amended.
Proposal is for the Redevelopment of the Automobile
Service Station
The applicant
is proposing to amend the zoning bylaw to permit an automobile service station,
a car wash and a convenience store on the newly added property and to add a car
wash and convenience store as permissions on the original lands. The existing pump islands would be removed
and nine pump islands would replace them.
The existing kiosk for payment and the washroom building would be
removed and these functions will be incorporated in a building that includes a
convenience store. A car wash will be
located along the
Official Plan Amendment is
The subject
lands are designated Business Corridor Area in the Official Plan. This designation permits a gas station, car wash, and
convenience store, subject to the review of a specific
development proposal (a site plan application has been applied for in order to
address this condition) and rezoning to the satisfaction of the Town.
Zoning Bylaw Amendment is Required
The property has two zone categories and bylaws. The southern portion is zoned C3 under By-law
127-76 and the northern portion is zoned M.C. 40% (Select Industrial with
Limited Commercial) under By-law 165-80.
The C3 zoning permits the existing gas station, however it does not
permit the additional uses proposed (the car wash and convenience store). The M.C. 40% zoning does not permit the gas
station, car wash, or convenience store.
It is staff’s opinion that if the proposal is
supported, the entire parcel be rezoned to M.AC. (Select Industrial and
Automotive Commercial) under Bylaw 165-80.
This is the zone category in Bylaw 165-80 that considers automobile
service centres. This would include a
car wash but will require a site specific amendment to M.AC zone category to
permit the convenience store.
A full zoning bylaw review has not yet been
completed. However at least one of the development
standards may need to be amended. The car
wash is proposed to be set back approximately 25 m to the centre line of the
road, whereas the bylaw requires a 40 metre setback to the centre line of
POTE
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The proposal
redevelops a highly visible site at a high traffic intersection and improves
access points and landscaping of the street corner.
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Approval will provide an improved site plan and buildings for the
property, which has high visibility along
The following is a brief summary of the 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;
FI
The application is currently in circulation. Any associated financial considerations will
be addressed in the final report.
E
The property is within the TRCA screening zone;
therefore comments will be required from this agency. A portion of the site is currently operating
as a gas service station facility, which has buried oil or gasoline tanks, and
there may be contaminated soils. The
Engineering Department has requested a Phase I and II environmental site
assessment, to determine the environmental condition of soils and the potential
presence of contaminants.
BUSI
The applications have been circulated to
various Town departments and external agencies and are currently under
review. Requirements of the Town and
external agencies will be reflected in the preparation of the Zoning By-law
amendment and in the final staff report.
ATTACHME
Figure
1: Location
Figure
2: Area Context
Figure
3: Air Photo
Figure
4: Site Plan
Figure
5: 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 |
Figure 1
Q:\Development\Planning\APPL\ZONING\05
012111 - Shell Canada - Woodbine\Preliminary Rep Shell Canada.doc
APPLICA
Associates
Limited
Attn: Robert Dragicevic Fax: (416) 960-0172
M2R 2M7
