RECOMMENDATION:
That the report entitled
“Preliminary Report, Solarnio Holdings” be received as information for
consideration at the public meeting scheduled for July 7, 2003;
PURPOSE:
Solarino
Holdings has submitted a rezoning application for the lands at 29 Laidlaw
Boulevard to add retail use permission to the existing list of uses permitted
in the Industrial (M) Zone. The purpose
of this report is to provide preliminary information on the zoning application
that is to be considered at a statutory public meeting on July 7, 2003.
BACKGROUND:
The subject property is located at the southeast corner of Bullock Drive
and Laidlaw Boulevard and is municipally known as 29 Laidlaw Boulevard (Figure
1). In August 2000 the Development Services Committee
approved a site plan application for the construction of a two storey
multi-tenant industrial building. The
Owner has subsequently constructed this building and a portion of it is
currently occupied. Outside
landscaping and fencing work is also nearing completion. In August 2002, the Committee of
Adjustment approved a minor variance application to permit a commercial school
(Tae Kwan Do center) on the second storey of the building. An auto repair shop (Sam’s Garage) is
operating at the rear of the building and a travel agency is located at the
front of the building.
Current Official Plan designation and zoning
The property is designated Business
Corridor in the Official Plan. The
intent of this designation is to identify locations for a mix of high quality
business activities in corridors along major road frontages, while permitting a
range of office, industrial, service and limited retail uses. Business Corridor areas are intended for
industrial and commercial uses that require the exposure offered by major road
frontages. The Business Corridor
designation permits a range of uses including offices, industrial uses,
financial institutions, retail uses greater than 300 m2 (3,229ft2)
and less than 6,000 m2 (64,585 ft2) and service uses,
amongst other uses.
The
lands are currently zoned Industrial (M), by By-law 1229, as amended. Uses permitted in the Industrial (M) zone
include:
- A caretaker of a use
permitted in the industrial zone
- Banks, business and
professional offices, automobile service stations, car wash establishments,
health clubs and retail uses accessory to the principle use subject to
conditions
- Manufacturing or
industrial uses (including auto repair), warehouse uses for the storage of
goods and materials, dry-cleaning, dyeing and laundering businesses,
dairies, bakeries and greenhouses, all wholly within enclosed buildings
- Accessory buildings to
any of the permitted uses.
The applicant has submitted an
application to rezone the property
The applicant has submitted an
application to rezone the property to add retail use permission to the uses
currently permitted on site. The
applicant is proposing to lease the front portion of the existing building to a
Kia car dealership, as a showroom only.
No outdoor storage of vehicles is proposed on the site. No changes are proposed to the original
approved site plan (Figure 3).
Council authorized holding a Public Meeting
Council, on June 10, 2003, authorized a
public meeting be held for an application to include a new car dealership on
these premises (Appendix “A”).
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 Committee at a later date
Insufficient parking spaces
The approved site plan provided for
a total of 40 parking spaces. The
current uses and the proposed retail use would create a shortfall of 35 parking
spaces on the site. The following
chart identifies the required parking spaces for the three existing uses and
the proposed retail use:
Existing (E) and Proposed (P) Use
|
Use
|
Parking Required
|
Net Square Meters
|
Parking Spaces required
|
Auto Car Repair Shop (E)
|
Industrial
|
1 space/40m˛
|
693
|
17
|
|
Travel Agency (E)
|
Business
|
1 space/30m˛
|
66
|
2
|
|
Tae Kwon Do Centre (E)
|
Commercial
|
1 space/20m˛
|
650
|
38
|
|
Car Dealership (P)
|
Retail
|
1 space/25m˛
|
466
|
18
|
Total
|
|
|
|
75
|
On August 14, 2002, the Committee
of Adjustment granted a minor variance to permit a Tae Kwon Do (TKD) centre to
locate on the second floor and to reduce the required parking from 63 to 40
spaces. The parking requirement for the
remaining vacant space in the building (car dealership area) was calculated
using the industrial rate of 1space/40m˛.
The variance was rationalized by the varying parking demands of the TKD
centre, which peaks in the evenings, as opposed to the travel agency and car
repair shop, which typically peaks during regular business hours. The proposed retail use (car dealership) would
conflict with the hours of operation of the TKD centre as the typical hours of
operation of a retail use would extend into the evening. A parking utilization study is required to
justify how the required parking standards will be met.
On-site storage of inventory cars
The Business Corridor Official Plan
designation of the site provides for retail uses provided there is no accessory
outdoor storage. This would allow a
car dealership (retail use) subject to the prohibition of any outdoor storage
of vehicles (including demo vehicles) and provision of required parking
spaces. All vehicles would have to be
stored off site.
FINANCIAL CONSIDERATIONS:
No
financial implications are to be considered in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
The
application has been circulated to Town Departments and commenting agencies.
|
|
|
|
|
Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
|
|
Jim Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
|
DOCUMENT:
Q:\Development\Planning\APPL\ZONING\03
112553 Solarino Holdings\Preliminary Report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Approved Site Plan
Appendix A – Resolution Requesting Public
Meeting
APPLICANT/AGENT: Brutto Consulting Tel: 905-851-1201
Attn: James Okawa Fax: 905-851-8772
61
Creditview Road, S uite 1
Vaughan, ON
L4L
9N4
