RECOMMENDATION:
That
the report entitled “PRELIMINARY
REPORT - Krashnik Investments Ltd., Application for Zoning By-law Amendment to
permit retail uses at 9833 Highway 48,” be received;
And that a Public Meeting be held to consider the Zoning By-law
Amendment (ZA 02 106449) submitted by Krashnik Investments Ltd.
PURPOSE:
The purpose of this report is to provide
background information on an application to amend the Town’s zoning by-laws to
permit retail uses in the existing multiple tenant industrial building at 9833
Highway 48, and to recommend that Committee authorize the scheduling of a public meeting
to consider the application.
BACKGROUND:
Property and Area Context
The subject lands front onto
the east side of Highway 48 south of Major MacKenzie Drive (see
Figure 1). The lands are approximately 5.2
hectares (12.8 acres) in area with 104 metres (343 feet) of frontage along Highway
48. A commercial development was
recently approved for the adjacent lands to the north (Hipa Investments). To the south are vacant lands that are
currently subject to rezoning applications for commercial uses (Norstar Group). To the west across Highway 48 are vacant lands that are zoned for
retail/commercial uses. To the east is the Go Transit
Stouffville rail line.
Two industrial buildings are
currently situated on the site (see Figure 3).
The building located closest to Highway 48 is a 5,640 m2 (60,710 ft2) multi-tenant industrial
building, which is the subject of this application. There are currently 14 units within this
building however, with the addition
of the potential commercial tenant, (Long and McQuade) the total unit count
would be reconfigured to 9 units. The
building located at the rear of the subject property is occupied by Box Grove
Automotive. Their primary operation is
the repair of motor vehicles.
Official Plan and Zoning By-law
The lands are designated Major
Commercial Area and Hazard Lands (Mount Joy Creek) in the Official Plan and
zoned Select Industrial and Warehousing (M1) by By-law 88-76, as amended. The current zoning
does not permit stand alone retail uses.
Proposal
The applicant has submitted an application to amend
the Town’s zoning by-laws to allow retail uses in the existing multiple tenant industrial building at the
front of the property. No additions or
exterior alterations are proposed to the existing building or parking area at
this time.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
Permission
for retail uses in the existing building on this property will implement the
Major Commercial Official Plan designation.
Allowing commercial tenants in this building, which currently has a high
vacancy rate, may improve the appearance of this property and lead to improved
maintenance.
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.
·
Although
the requested zoning amendment applies only to the existing building, the
ongoing Highway 48 urban design and land use study is nearing completion and
may speak to this application and site.
- Mount Joy Creek is conveyed through the rear of the
subject lands in a twin pipe. The
applicant and the surrounding landowners are currently working with the
TRCA to address potential flooding issues related the watercourse.
FINANCIAL
CONSIDERATIONS:
No financial implications are to be considered in this report.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The proposal is currently in circulation to other Town Departments and
agencies for review and comments.
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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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FILE PATH: Q:\Development\Planning\APPL\ZONING\02106449
KrashnikInvLtd\preliminary report.doc
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 – Aerial Photo
AGENT: David
Johnston Architect Ltd.,
8 Maple Lane
Unionville, ON
L3R 1R2
