RECOMMENDATION:
That a Public Meeting be held to consider the
Zoning By-law amendment application submitted by JM
Hospitality Inc. and HDBB Investments Inc. at the northeast corner of Highway #407
and Woodbine Avenue to permit a phased
Hotel Development.
PURPOSE:
The purpose of this report is to provide preliminary information
regarding an application by JM Hospitality Inc. and HDBB Investments Inc. for
an amendment to the Zoning By-law to permit the development of a hotel project. The applicant is proposing a phased hotel
development consisting of two, 6 storey hotel buildings containing a total of
198 guestrooms, within the northeast quadrant of Highway 407 and Woodbine Avenue
intersection. A preliminary site plan illustrating how the
lands could be developed has been submitted (Figure4), however additional
information and supporting studies are pending.
A Site Plan Control application has been submitted for Phase I, the
Homewood Suites. The applicant is also proposing a range of complementary uses
to be considered as part of this application.
BACKGROUND
Property and Area Context
The
property is municipally known as 8221 Woodbine Avenue and has frontage along Bodrington
Court and Woodbine Avenue. The site encompasses approximately 1.304
hectares (3.22 acres) and is located on the north side of Highway 407, east of
Woodbine Avenue (Figure1&3). The
site is located in close proximity to a major arterial road and a highway,
thereby maximizing accessibility. The
proposed development is located within an industrial and commercial area and
not in a location that would impact residential neighbourhoods. The property has no mature vegetation and is
vacant with the exception of a small shed located at the southwest corner of
the property. Surrounding land uses
include a landscape contractor’s yard to the north, Highway 407 to the south, an
industrial building to the east and Woodbine Truck Centre to the west (across Woodbine Avenue).
PROPOSAL
This application for a zoning amendment
is to accommodate two, six storey hotel buildings consisting of a total of 198
guestrooms. The applicant is proposing a
phased hotel development with the “Homewood Suites” being proposed first and
the second hotel being proposed for the future. As part of the phasing plan, the applicant has
indicated that the property would be subject to an application for consent for
mortgage purposes with one parcel fronting onto Woodbine Avenue
and the other fronting onto Bodrington Court as shown on Figure 4.
The
Homewood Suites (Phase 1) building is proposed to be located on the lot with
the Bodrington Court frontage and would be municipally
known as 50 Bodrington Court.
This extended stay hotel will contain a total of 101 guestrooms and will
feature amenity space consisting of a fitness centre, pool and conference rooms
on the ground floor. The building will
be located central to the property with landscaping provided along the front
and side lot lines. Surface parking is
provided at the rear of the property and along the front and side lot lines,
adjacent to the proposed landscape strips. (Figure 4).
The proposed future second hotel will be
located on the lot with the Woodbine frontage and would be municipally known as
8221
Woodbine Ave. This second
hotel will contain a total of 97 guestrooms with a pool and a small fitness
centre proposed on the ground floor. The
hotel will be located closer to Woodbine Avenue with surface parking proposed in the rear
and side yards and landscaping along the side lot lines. The applicant is also proposing a range of
other complementary uses consistent with the “Commercial-Retail Warehouse”
designation in the Official Plan to be considered as part of this application.
OFFICIAL
PLAN AND ZONING
The property
is designated “Commercial - Retail Warehouse Area” in the Official Plan. The proposed hotel development and additional
complementary uses such as retail, offices, restaurants and banquet halls are
all provided for under this designation and an Official Plan amendment is not
required. The property is zoned
Industrial (M4) pursuant to By-law 2284-68 (Figure 2). The current zoning
category does not permit the proposed 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.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL
Potential benefits include:
- Providing
accessible hotel services within the Town to the residents and businesses
of
Markham, York
Region and visitors.
- Development
of this site is consistent with the Official Plan “Retail Warehouse”
policies
and provides for the development of this prominent vacant site adjacent to
Woodbine
Avenue and Highway 407.
- Infill for higher density, urban use.
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.
Additional
information is required:
·
Staff has noted the potential for soil contamination in the area and will be
requesting an Environmental Assessment-Phase I Report.
·
A traffic impact study will
be required to address traffic circulation and access issues.
·
Appropriateness of proposed
buffer along the north property line, adjacent to the landscape contractor’s
yard, will warrant further review.
·
Applicant has submitted a
list of complementary uses to also be permitted. Consideration of these complementary uses,
their integration and associated traffic generation within the site, requires
further review.
FINANCIAL
CONSIDERATIONS:
There
are no financial implications for the Town at this time.
ENVIRONMENTAL
CONSIDERATIONS:
There are no environmental implications for
the Town at this time
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.
|
|
|
|
|
Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director
of Planning & Urban Design
|
|
Jim
Baird, M.C.I.P., R.P.P.
Commissioner
of Development Services
|
Q:\Development\Planning\Appl\Zoning\05
013331 50 Bodrington\Prelimenary Report
ATTACHMENTS: Figure
1 - Location Map
Figure
2 – Area Context/Zoning
Figure 3 – Air Photo
Figure 4 – Site Plan
APPLICANT/AGENT: Adrian Mauro Tel: 905-631-7777 ext.234
Chamberlain
Architect Services Ltd. Fax: 905-631-7717
5096 South Service Road
Burlington, ON
