RECOMMENDATION:
THAT the applications submitted by Read-Eastern Capital, Dovcom Realty Inc.
& Danvest Wismer Investments Ltd. for Official Plan and Zoning By-law amendments to permit a gas bar, car wash,
and future commercial plaza at the southeast
corner of Major Mackenzie Drive and McCowan Road be approved and the draft Zoning By-law and
Official Plan Amendments attached as Appendices
‘A’ and ‘B’, be finalized and enacted;
THAT the Site Plan application (SC 04-018004) submitted by Read-Eastern Capital, Dovcom Realty Inc. &
Danvest Wismer Investments Ltd. to permit a gas bar and car wash at the southeast corner of Major Mackenzie Drive and
McCowan Road, be
approved subject to the following conditions:
1. That the final site plan and elevation drawings
be submitted to the satisfaction of the Commissioner of Development Services, including:
a. any revisions
required to implement the recommendations of the required traffic impact study and
noise study;
b.
directional lighting
from the gas station and car wash facility and muted illumination of signage to
mitigate its impact on the existing residential development;
2. THAT a Landscape Plan, prepared
by a Landscape Architect having O.A.L.A. membership, be submitted to the
satisfaction of the Commissioner of Development Services;
3. THAT the Owner comply with all
requirements of the Town and authorized public agencies, to the satisfaction of
the Commissioner of Development Services;
4. AND THAT the Owner enter into a
site plan agreement with the Town, containing all standard and special
provisions and requirements of the Town and public agencies;
5. AND FURTHER THAT the site plan approval
shall lapse after a period of three years commencing January 25, 2005 in the event a site plan agreement is not
executed within that period.
PURPOSE:
The purpose of this report is to recommend
approval of the applications to amend the Wismer Commons Secondary Plan
and the Town’s Zoning By-laws and to grant Site Plan Approval to permit a gas bar and car
wash at the southeast corner of
Major Mackenzie Drive and McCowan Road.
BACKGROUND:
Property and Area Context
The
subject lands are approximately 0.78 hectares (1.93 acres) in area and are
located at the southeast corner of Major Mackenzie Drive East and McCowan Road, within the Wismer Commons
Community (see Figure 1). The lands are vacant and contain no significant
natural features.
To the
north, across Major Mackenzie Drive, are agricultural lands. To
the south is a stormwater management pond. To the east and to the west, across McCowan Road, are vacant lands that are
the subject of residential subdivision applications.
Secondary Plan and Zoning
The
Wismer Commons Secondary Plan (OPA #36) designates the lands “Community Amenity
Area – Corridor”. This designation
provides for a range of retail, service, community, institutional and
recreational uses but does not permit the proposed gas bar and car wash
uses.
The lands
are zoned Agriculture One (A1) by By-law 304-87 and Open Space One (OS1) by
By-law 177-96 (see Figure 2). The OS1
zoning applies to a portion of the subject lands which was previously part of
the adjoining stormwater management pond block. These lands are not required
for stormwater management purposes and, on September 16,
2003, were conveyed
by the Town back to Dovcom Reality.
The applicant is requesting
an amendment to the Wismer Commons Secondary Plan and a rezoning to permit a
commercial development comprised of a gas bar, a car wash and a future
commercial plaza
The requested amendment to the Wismer Commons Secondary Plan would
redesignate the lands to “Community Amenity Arterial Area,” which permits the
proposed gas bar and car wash in addition to a range of retail and other
commercial uses. The requested Zoning By-law
amendments would rezone the lands from Agriculture
One (A1) and Open Space One (OS1) to Automobile Commercial One (AC1).
The submitted site plan application
is for the gas bar and car wash (see Figure 4). The commercial plaza is not
proposed to be developed at this time, and will be subject to a future site
plan application.
A public meeting was held on November 9, 2004
A public meeting was held on November 9, 2004 to consider the proposed Official Plan, Zoning By-law and site plan
approval applications. Development
Services Committee discussed landscaping and canopy lighting affixed to the
proposed gas bar. There was one written
objection by Mr. Freddy Young of 156 Landsdown Crescent. Mr. Young objected to the
proposed gas station and car wash facility in its entirety. No residents spoke at the meeting.
DISCUSSION:
Concerns
have been addressed
The issues discussed at the meeting and
the concerns of Mr. Young have been addressed
·
Staff have kept Mr. Young informed of the
progress of the application, advising him of the standards that are required by the Standards and Safety Authority. Site plans for gas stations are subject to
review, from a safety perspective, by the Technical Standards and Safety
Authority under the Provincial T.S.S. Act.
Gasoline distributors are required to obtain a licence by the Technical
Standards and Safety Authority. Fuel Safety
regulations strive to prevent loss of life, personal injury, property and
environmental damage by controlling safety hazards in the transportation,
transmission, distribution, dispensing and storage of fuels such as gasoline.
Licenses are issued under these Regulations to gasoline service stations,
propane facilities and distributors of natural gas and oil.
- The site plan
incorporates extensive landscaped areas adjoining McCowan Road and Major MacKenzie Drive and at the rear of the property. These areas will be extensively planted to
give the site an aesthetic appearance when viewed from either McCowan Road or Major MacKenzie Drive and to buffer the proposed gas
station and car wash from the residential development to the east. Although the owner is only developing
the gas bar and car wash portion of the site at this time, the berm and
landscaping will be installed across the entire eastern portion of the
site, including the area behind the future commercial plaza.
·
The
applicant has confirmed that the lighting from the gas station will be of the
directional type and muted to reduce the impact on existing and future residential
development. This will be secured in the
site plan agreement.
Secondary
Plan Amendment
The proposal has been
considered in the context of the Wismer Commons Secondary Plan and the approved
community design plan. An amendment to the Wismer Commons Secondary
Plan is attached in Appendix ‘B’.
Integration
of the future commercial plaza
At the request of staff, the applicant
submitted a concept plan for the future commercial plaza to ensure that the
site plan for the gas bar and car wash provides for the proper integration of
this component of the development. The submitted
plan (see Figure 4) is generally acceptable subject to the addition of a pedestrian
connection to the residential community to the east. This can be addressed at the site plan
approval stage for the future plaza.
Traffic
impact and noise study to be implemented
Staff require that a traffic study and noise
study be submitted in support of the subject application Any required revisions to the site plan
resulting from the implementation of the recommendations of the traffic or
noise study, will be made prior to final approval of the site plan.
FINANCIAL CONSIDERATIONS:
There are no financial implications to be considered
in this report.
ENVIRONMENTAL CONSIDERATIONS:
The proposed site plan includes a large
landscaped berm to buffer the adjoining residential community from the proposed
gas bar and car wash.
ACCESSIBILITY CONSIDERATIONS:
Accessibility to proposed buildings
will be considered at the site plan approval stage.
BUSINESS UNITS CONSULTED AND AFFECTED:
The proposed development has been
circulated to various Town departments and external agencies. Requirements of
the Town and external agencies are reflected in the Official Plan amendment and
Zoning By-law and will be secured as conditions of site plan approval.
ATTACHMENTS:
Appendix ‘A’: Draft By-laws
Appendix ‘B’: Draft Secondary Plan Amendment
APPLICANT/AGENT:
Stephen
Lerner
Manager
of Real Estate
Dovcom
Realty Inc. & Danvest Investments Ltd.
36 York Mills Road Tel.:
(416) 432-7486
Toronto, Ontario L3R 1R2 FAX (905) 726-3521
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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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Q:\Development\Planning\APPL\ZONING\04018923 Dovcom
Danvest Sunoco\final report.doc
