RECOMMENDATION:
THAT the staff report
entitled “PRELIMINARY REPORT
– Staff-initiated amendment to the Official Plan to redesignate the lands at
the north-east corner of McCowan Road and
Bullock Drive from “Business Corridor Area” to “Major Commercial Area,” be
received;
AND THAT a Public Meeting be scheduled for August 30, 2004 to consider the proposed Official Plan
Amendment.
PURPOSE:
The purpose of this report is to
provide preliminary information regarding a staff initiated Official Plan
Amendment to redesignate the lands at the north-east corner of McCowan Road and Bullock Drive from “Business Corridor Area” to “Major
Commercial Area,” and to recommend that Committee
authorize the scheduling of a public meeting.
BACKGROUND:
Property
The subject lands have an area of 6.27 ha (15.5 acres) and are located at the
northeast corner of Bullock Drive and McCowan Road as shown on Figure 1.
The subject lands are occupied by a 12,826.7 m2
(139,268 ft2) Loblaw’s food store and a 1,124m2 (12,100
ft2) LCBO outlet.
Official
Plan and zoning
The lands are currently designated “Business Corridor
Area” by the Official Plan. Other land
use designations in the area are shown on Figure 5. The proposed “Major Commercial Area”
designation applies currently to the lands to the south across Bullock Drive and to Markville Shopping Centre to the west. The subject lands are currently zoned “Business
Corridor” by By-law 1229, as amended.
COMMMENT
The planned function of a “Business Corridor Area” is to accommodate a
mix of business activities in corridors along major road frontages of
industrial areas, primarily to serve the business and service needs of the
adjoining industrial uses. Development
in business corridor areas is to generally consist of multi-storey buildings
sited close to the street.
The character of the development that has occurred at the north-east
corner of McCowan Road and Bullock Drive – a large Loblaws food store and LCBO
outlet, and a proposed gas bar and car wash -
has evolved over time to a form and function which no longer fits within
the planned function of the “Business Corridor Area” designation. The appropriate designation for this form and
function of development is “Major Commercial Area.” This is the same
designation as applies to the commercial lands to the south and west as shown
on Figure 5.
On May 18, Committee held a Public Meeting to consider a zoning application
submitted by Loblaw Properties
Limited to permit a gas bar and car wash facility as shown on Figure 4,
attached.
It is also
appropriate to amend the Official Plan to redesignate the subject lands from
“Business Corridor Area” to “Major Commercial Area” concurrently with the
rezoning to recognize the character of the existing and proposed
development. This will allow the zoning
of the property to also be updated to “Major Commercial Area” at the same time.
If a Public Meeting
is held on August 30, 2004 to
consider the redesignation of the subject
property, a final
staff report can be brought forward as early as September, 2004. This will not unduly delay consideration of
the proposed gas bar and car wash. Any
zoning amendment to permit a gas bar and car wash can be considered concurrent
with the proposed Official Plan Amendment.
FINANCIAL
CONSIDERATIONS:
There
are no financial considerations.
ENVIRONMENTAL CONSIDERATIONS:
There are no
environmental considerations.
BUSINESS UNITS CONSULTED AND AFFECTED:
Relevant agency
and Town department comments will be incorporated into the final Official Plan
Amendment document.
ATTACHMENTS:
Figure 1 - Applicant +
Location Map
Figure 2 - Area Context
& Zoning
Figure 3 – Air Photo
Figure 4 - Site Plan
Figure 5 – Current
Official Plan designations
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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: Q:\Development\Planning\APPL\OPAPPS\04017774 McCowan
at Bullock\Bullock-McCowan OPA Preliminary Report.doc
LOCATION MAP:
