RECOMMENDATION:
That the staff report
entitled “Preliminary Report:
4491 Highway 7 East (R. Corona Properties Corporation); Application for
zoning amendment to permit additional uses, Concession 5, Part Lot 10, 64R-3604
Part 1(ZA 04-026009) be received, and
That
a Public Meeting be held to consider the application submitted by R. Corona
Properties Corporation for 4491 Highway 7 East to amend the
existing zoning to permit additional uses and remove the site specific
amendment limiting the use to a bank only.
PURPOSE:
The purpose of this report is to
provide preliminary information regarding a zoning amendment application
submitted by R. Corona
Properties Corporation pertaining to the commercial building at 4491 Highway
7 East to amend the list of permitted uses from a bank only and, to introduce additional
commercial and retail uses.
BACKGROUND:
Site location
and area context
The subject property is located in the Unionville
Heritage Planning District, at the south west corner of Highway 7
East and Main Street Unionville South.
The existing building was constructed for the purposes of a bank in 1975,
and a site specific by-law (By-law amendment 98-75) was applied to the
lands. In September 2003, the Bank of
Nova Scotia vacated the property. The existing
building has remained vacant, and the Bank of Nova Scotia lease is due to expire
April 2005.
The site is flanked by single detached residential
dwellings to the south and commercial plazas to the west and north across Highway
7 East. To the east of the property is
the heritage Esso Gas Station. North of
the site are businesses and residential homes within the Unionville Heritage
District.
The proposal
conforms to the Official Plan and Secondary Plan
The lands are designated Commercial Corridor Area
in the Official Plan which provides for a variety of uses including retail,
service, office, banks and financial institutions, hotels and motels,
entertainment, day car centres, private and commercial schools, places of worship,
restaurants, fitness centres, etc.
The lands are designated Commercial Corridor Area in
the Secondary Plan (OPA 21), which contains similar provisions as outlined
above, and includes specific design requirements pertaining to the location of
the building and parking. The Secondary
Plan also identifies the need to minimize the points of access along Highway 7
East and encourage joint access across adjacent parcels.
A zoning
amendment is required
The applicant has requested additional permitted uses
and to remove Section 1(a) from amending by-law 98-75 which restricts the
permitted use to a bank only. The zoning
of the subject lands is General Commercial (C1) under By-law 122-72, as amended
(Figure 2). Section 12.1 lists the uses normally permitted under the General Commercial
zone, to include:
- Animal
hospitals or veterinary establishments;
- Art
or antique shops;
- Bakeries
but not including the manufacturing of baked goods or products;
- Banks,
financial institutions or money lending agencies;
- Business
and professional offices;
- Clubs
whether fraternal or operated for profit;
- Commercial
schools;
- Dressmaking
or tailoring;
- Drug
stores;
- Dry
cleaning and laundry depots;
- Medical
clinics;
- Photography
studios;
- Public
and private parking areas;
- Recreational
establishments;
- Restaurants;
- Retail
stores, service shops, personal service and repair shops; and
- Upholstering
and furniture repair establishments.
The Town is
undertaking the Main Street Unionville
Environmental Assessment and
Streetscape
Study
The applicant has been advised that the Engineering
(Capital Works) Department, in conjunction with the Planning and Urban Design Department, is undertaking a Main Street
Unionville Environmental Assessment Study in order to reduce the number of
traffic lanes from four to two and provide dedicated areas for on-street
parking.
While this section of the
street is included in the Unionville Heritage District, it does not possess the
visual character of Main Street (North of Highway
7). The street is primarily residential with some home occupation
businesses. As a result, Staff is also undertaking the Main Street Unionville
Streetscape Study primarily intended to establish a streetscape plan and design guidelines
to strengthen the sense of place and improve the physical attractiveness of
Main Street Unionville south of Highway 7 and along the Highway 7 corridor
within the Unionville Heritage District.
The applicant has also been advised of this study and has been informed
that any alterations to the site would require compliance with the emerging design
guidelines for Main Street Unionville.
POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:
The anticipated benefits of the proposal include:
·
The proposal will provide
additional uses to an existing vacant retail/commercial building at a prominent
location;
·
The proposal is in keeping with
the Town’s initiatives to encourage the provision of local services to serve
the existing community.
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 during the processing of this application. Issues include, but are not limited to the
following:
- Staff will review the application to
ensure all Town and public agency requirements are met;
- The proposal will be reviewed to
determine if the proposed uses are compatible with the surrounding land
uses;
- Shared access opportunities with
adjacent properties to the west will be considered;
- Some of the uses permitted under the
General Commercial (C1) zone may not be considered appropriate in this
location.
- In 1975 when the original site plan
agreement was executed, the number of parking spaces for the bank
reflected the required parking standard at the time. Due to property limitations, the site
can accommodate a maximum of 18 spaces, which is not consistent with the
current Town standard as outlined in Parking Bylaw 28-97. The applicant has been requested to
provide a Parking Utilization Study to justify and outline a rationale for
the feasibility and types of additional uses within the C1 zone that can
be accommodated on this site, notwithstanding the limited parking supply
currently available. This study
should also address access and circulation issues.
It
would be appropriate to hold a Public Meeting to obtain comments on this
application.
ENVIRONMENTAL CONSIDERATIONS:
None at this time.
ACCESSIBILITY CONSIDERATIONS;
None at
this time.
ENGAGE 21ST CONSIDERATIONS:
None at this time.
FINANCIAL CONSIDERATIONS:
There are no financial
implications for the Town in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The application has been circulated to internal departments and
external agencies for comment. All comments and/or requirements will be reflected in
the final report.
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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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ATTACHMENTS:
Figure 1: Location Map
Figure 2: Aerial Photograph
Figure 3: Zoning/Context Map
APPLICANT / AGENT: Ms. Sandra Corona
(Manager)
R.Corona Properties Corp.
175
Toryork Drive
North
York, ON M9L
2Y7
Telephone:
416-748-5504
Fax:
416-743-1864
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Aerial Photograph
Figure 3: Zoning / Context Map
DOCUMENT:
Q:\Development\Planning\APPL\ZONING\04
026009 R. Corona Properties\DSC-preliminary report.doc
Figure 1: Location Map
