RECOMMENDATION:
That a Public Meeting be held to consider the zoning application
submitted by Loblaw Properties
Limited to permit the construction of a gas bar and car wash facility at 200 Bullock Drive.
PURPOSE:
The purpose of this report is to
provide preliminary information regarding applications for a zoning by-law
amendment and site plan approval, and to recommend that the Committee authorize
the scheduling of a public meeting.
BACKGROUND:
Property and
area context
The 6.27 ha subject property is located at the
northeast corner of Bullock Drive and McCowan Road as shown on Figure 1. Immediately to the north is the GO Transit
Stouffville Rail line. To the north of
the rail line is a townhouse development.
To the east is an existing drainage channel. A Canadian Tire store is located to the south
across Bullock
Drive. The Centennial Community Centre is located to
the west across McCowan
Road.
A 12,826.7 m2 (139,268 ft2)
Loblaw’s food store is located on the westerly half of the property and a
1,124m2 (12,100 ft2) LCBO store is located on the
southeast portion. The area to be
occupied by the proposed gas bar and car wash is vacant (Figure 3).
Official
plan and zoning
The property is designated “Business Corridor Area” by
the Official Plan. The proposed gas bar and a car
wash are provided for by this designation, subject to approval of a zoning
application.
As shown on Figure 2, the property is zoned Business
Corridor under By-law 1229, as amended.
The current list of permitted uses does not include gas bars or car
washes and therefore a zoning By-law amendment is required.
PROPOSAL:
The applicant has submitted zoning and
site plan applications to permit a gas bar and a car wash between the LCBO and
the rail line as shown on Figures 4 and 5 attached.
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 the Committee at a later date.
- Town planning staff have requested the applicant submit an internal
traffic circulation study to confirm that internal traffic circulation and
potential car stacking for the car wash are adequate.
- Concerns have been raised by the Ward Councillor regarding garbage
collecting along the northeastern portion of the property, along the
drainage channel. Town staff have
forwarded these concerns to the applicant.
- The approved site plan for Loblaw’s indicated a future satellite
building at the corner of Bullock
Drive and McCowan Road. However, to
date, there have been no applications submitted. It is important to have a satellite
building at this location to anchor the corner with built form and reduce
the visual impact of the proposed gas bar/car wash, and the extensive
parking area in front of the Loblaw’s store. Staff have requested a written
commitment from the applicant on the development and phasing of the portion
of the site to contain the satellite building.
- The portion of the site where the gas bar/car wash is now proposed
was originally intended to accommodate additional parking required to
support a future addition to the Loblaw’s store. The applicant will be required to
demonstrate adequate parking can still be made available or alternatively,
that plans for the addition have been abandoned or revised.
FINANCIAL
CONSIDERATIONS:
No
financial implications at this time.
ENVIRONMENTAL CONSIDERATIONS:
The Toronto & Region
Conservation Authority has been circulated and their comments are pending.
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 +
Location Map
Figure 2 - Area Context
& Zoning
Figure 3 – Air Photo
Figure 4 - Site Plan
Figure 5 - Elevations
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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\ZONING\04
006583\Loblaws Gas Pump\2004 DSC Preliminary Report
APPLICANT: Harry Froussios
Zelinka
Priamo Ltd.
318 Wellington Road
London,
ON
N6C
4P4
(519)
474 - 7137
