RECOMMENDATION:
That a Public Meeting be held to consider the
applications submitted by the Lynde Centre for Dermatology for Official Plan
and Zoning By-law Amendments to permit a business/professional office parking
lot at 3 Ovida Blvd.
PURPOSE:
The purpose of this report is to provide preliminary
information on the applications for Official Plan and Zoning By-law amendments
to permit an existing temporary parking area serving the Lynde Centre for
Dermatology to become permanent, and to recommend that a public meeting be held
to consider the applications.
BACKGROUND:
Property and Area Context
The subject lands are comprised of two properties located
on the east side of Ovida Boulevard, south of Highway 7 (Figure 1), with a
total combined area of 0.166 ha (0.41 acres). The Lynde Centre for Dermatology is located
on the subject lands. The Centre has a
gross floor area of 298.8m2 (3216 ft2) and 28 parking spaces
are provided. To the east, west and south are single detached dwellings. To the north is a former gas station which is
currently operating as a business office by Petro-Canada.
Official Plan and Zoning
The northern property is designated COMMERCIAL in the
Official Plan (Revised 1987) and zoned Commercial C3 by By-law 1229, as
amended. There is no Secondary Plan
associated with this area of the Town.
The southern lot is designated URBAN RESIDENTIAL in the Official Plan
and zoned Residential R1 by By-law 1229, as amended (Figure 2).
Chronology
When the applicant purchased the northern property, 14
parking spaces existed; this number exceeded the minimum number required by the
Town’s Parking By-law for the Centre. However, it became apparent that the
Lynde Centre is the only dermatological centre in Markham and the demand for parking exceeded the on-site
supply.
In 1996, Official Plan and Zoning By-law amendments were
submitted by the Owner of the Lynde Centre to enable the expansion of its
parking lot onto the adjoining vacant lot to the south which had been severed through
the Committee of Adjustment in 1989 from the adjoining residential lot at 12 Erlane Avenue (Figure 4).
A public meeting was held on November
13, 1996 to
consider the applications, following which the applications were referred to
Markham Subcommittee for further consideration. During its deliberations, the Subcommittee
explored other available means of providing the additional parking needed by
the Lynde Centre. The adjacent property to the north at the Ovida Boulevard and Highway 7 intersection was then a
vacant gas station site owned by Petro-Canada. In late 1996 with the assistance of the Subcommittee,
the Owner succeeded in securing a 3-year lease of the Petro-Canada site which
was used to provide the additional off-street parking needed by the centre.
In early 2000, Petro-Canada informed the Owner of the
Lynde Centre that the lease agreement would not be renewed when it came due for
renewal in December 2000. At that time, the Owner requested that the 1996
applications for Official Plan and Zoning By-law amendments for the lands to
the south of the Lynde Centre building be reactivated for the Town’s
consideration.
Between 1998 and 2000, the owner of the Lynde Centre
held discussions with the adjoining landowners to ascertain their interests and
where possible, fulfill their requests regarding proposed parking lot expansion,
layout and landscaping. The owner agreed to additional planting along Ovida Blvd. and the other lot lines largely in
response to requests by the neighbours. Staff were provided with copies of
letters from the surrounding landowners generally indicating their concurrence
with the proposed parking lot expansion, layout and landscaping for the site
(Appendices A&B).
On October 10, 2000, Council adopted the staff recommendation
to allow the parking lot expansion by way of a Temporary Use By-law (171-2000) for
a period of three years. By-law 171-2000
lapsed on October 10, 2003. The surface
of the parking area was delineated to accommodate the additional parking spaces,
treated in asphalt and the perimeter landscaped to screen and buffer the
parking area from Ovida Boulevard and adjoining residential properties.
Proposal
The applicant is now seeking Official Plan and Zoning
By-law amendments to accommodate the parking area on the southern property on a
permanent basis.
OPTIONS/DISCUSSION:
The proposed Official Plan Amendment will amend
certain provisions of the Official Plan to permit the southern lands to be permanently
used as a parking lot for the Lynde Centre located at 3 Ovida Boulevard.
The Zoning By-law amendment will prohibit the
construction of any commercial buildings on the southern lot; limit the maximum
size of the adjacent Lynde Centre building to 325m˛; and, establish minimum
landscaping requirements to screen and buffer the parking area from Ovida Boulevard and adjoining residential properties.
Staff recommend that a further public meeting be
scheduled to consider these applications for final disposition.
FINANCIAL CONSIDERATIONS:
No financial
implications at this time.
ENVIRONMENTAL CONSIDERATIONS:
The perimeter of
the property was landscaped in 1997. A number of mature trees along the Ovida
frontage and northerly side lot line have been maintained.
BUSINESS UNITS CONSULTED AND
AFFECTED:
The proposal is currently in
circulation to other Town Departments and agencies for review and comments.
ATTACHMENTS:
Figure
1 - Applicant/Agent & Location Map
Figure
2 - Area Context/Zoning
Figure
3 - Aerial Photo
Figure
4 - Proposed Site Plan
Figure 5 - Photographs
Appendix
A – Letters from adjacent landowners (October 1999)
Appendix
B – Petition to Town Council (February 2000)
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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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DOCUMENT: Located
in AMANDA under file ZA 04 027442 , DOCUMENTS
TAB, Preliminary Report
APPLICANT/AGENT: Don Hindson
Cattanach
Hindson Sutton VanVeldhuizen
52 Main Street
North
Markham, ON
L3P 1X5
View of 3 Ovida Boulevard - looking
south-east
View of parking area screened by trees and perimeter
fencing – looking north-east
View of parking area – looking south-west
View of common driveway – looking west
