RECOMMENDATION
That the report entitled “Application by Woodbine-Applecreek
Developments Inc. for Site Plan Approval for a Commercial Development at 8855
Woodbine Avenue (SC.03-106574)” be received;
And That the application be approved
subject to the following conditions:
1. THAT
the Owner enter into a site plan agreement with the Town;
2. THAT
prior to execution of the site plan agreement, the Owner shall submit final
drawings, and comply with all requirements of the Town and authorized public
agencies, to the satisfaction of the Commissioner of Development Services;
3.
THAT the site plan agreement include provisions for the payment by the
Owner of all applicable fees, recoveries, development charges, cash-in-lieu of
parkland and financial obligations related to applicable Developers Group
Agreements;
4.
THAT site plan approval shall
lapse after a period of three years commencing May 6, 2003 in the event that
the Owner does not enter into a site plan agreement with the Town during that
period;
5.
THAT the owner obtain approval from
York Region prior to commencing any work on the site;
6.
THAT the owner pay for all cost
associated with the relocation of utilities within the right-of-way as may be
required;
7.
That the owner submit a Landscape
Plan, prepared by a Landscape Architect, having O.A.L.A. membership, for
approval by the Commissioner of Development Services, prior to the execution of
the site plan agreement;
8.
That garbage shall be stored
internally to the satisfaction of the Town’s Waste Management Department;
9.
That either Minor Variances be
obtained from the Committee of Adjustment and/or the plans be revised to comply
with the Town’s zoning by-law;
10. That the owner implement the recommendations of the Traffic Impact
Analysis to the satisfaction of the Director of Engineering.
PURPOSE
This report
provides background information and recommends site plan approval for a
proposed commercial development on the property located at the northeast corner
of Woodbine Avenue and Apple Creek Boulevard, 8855 Woodbine Avenue.
BACKGROUND
Location and Property
The vacant 1.5
hectare (3.7 acre) property is located at the northeast corner of Woodbine
Avenue and Apple Creek Drive. (See
Figure 1) There is a small woodlot at
the southwest corner of the site.
Area Context
The site is
located within the Woodbine Avenue Business Corridor which consists of existing
commercial and industrial buildings.
Further north is the Buttonville Heritage area and further east is an
existing residential subdivision.
Previous Approval
In June of 1995
Council approved the current site specific zoning by-law and a site plan for a
3,595m2 (38,697 sq. ft.) two-storey commercial plaza, comprised of
two full service restaurants, a food court, retail uses and offices. This building was not constructed.
Proposal
The current owner is proposing four, one-storey
buildings to be located on the property in an “L” shape. Two of the buildings will be located along
the Apple Creek Boulevard frontage and two along the Woodbine Avenue frontage. Two-hundred-seven of the two-hundred-sixteen
parking spaces will be located northeast of the buildings and screened from
view from the street by the buildings.
Nine parking spaces still be located directly east of Building ‘A’. The loading spaces and overhead doors, at
the southeast corner of Building ‘A’, will be screened by a wall approximately
4 metres (13.12 feet) high constructed of brick to match the rest of the
building. (see Figures 4 and 5)
Building ‘A’
will have a total Gross Floor Area of approximately 1,533 m2 (15,160
sq. ft.) and is comprised of three retail units and an internal garbage room
serving the entire site. Building ‘B’
will have a Gross Floor Area of approximately 866 m2 (9,325 sq. ft.)
and is comprised of two restaurant units.
Building ‘C’ will have a Gross Floor Area of approximately 976 m2
(10,505 sq. ft.) and is comprised of five retail units. Building ‘D’ will have a Gross Floor Area of
approximately 862 m2 (9,275 sq. ft.) and is comprised of five retail
units. The total Gross Floor Area of
the four buildings will be approximately 4,237 m2 (45,605 sq. ft.).
The existing
woodlot at the southwest corner of the site is generally in decline. Selective cutting of non-viable trees will
be required. However, several key
specimens will be retained and enhanced with new plantings. A landscaped walkway will provide
pedestrian access from the intersection through the woodlot to the buildings
and the parking lot.
The exterior of
the buildings will be constructed of brick, glass and a stucco type
finish. (See Figures 5, 6, 7 and
8). The store fronts are oriented to
the parking lot on the interior of the site.
To mitigate the appearance of the back of the buildings facing to the
street clear spandral panels have been added to the elevations that face the
streets. The proposed brick is a
beige/yellow colour, which is consistent with the heritage school house on the
west side of Woodbine Avenue.
Official Plan and Zoning
DISCUSSION
Staff
are generally satisfied with the site plan and building elevations
The owner’s
consultants have been working closely with staff to refine the site plan and
building elevations. A number of
pre-application meetings were held and the plans have been refined and staff
are generally satisfied with the site layout and building elevations.
The
Apple Creek Boulevard access alignment with McIntosh has been improved
The primary
access to the site will be from Apple Creek Boulevard, with a secondary
right-in right-out only access to Woodbine Avenue. Both of these entrances
exist and provide access to the property to the north. The existing driveway onto Apple Creek
Boulevard does not align with McIntosh Drive, which may result in left turn
conflicts. The applicant has been
working with Town staff to resolve this issue.
The applicant is proposing to relocate the entrance approximately 5.8
metres (19 feet) to the east.
Engineering and Transportation Department staff have reviewed this
proposed alignment and are generally satisfied with the new location of this
driveway. As the shift in the driveway
may affect the neighbour to the north, who retains a right-of-way easement
along this driveway to Apple Creek Drive, the applicant has been asked to
consult with this property owner and obtain their consent.
Details to be resolved with staff
There are a
number of minor site plan issues that can be resolved at the staff level,
including finalizing the building elevations and obtaining needed minor
variances. A traffic impact analysis
has been submitted to the Town and the Region for review and approval. This report included traffic generated by
the proposed Tim Horton/Wendy’s development located at the southeast corner of
Woodbine Avenue and Apple Creek Boulevard.
The report concluded that no road improvements are required to
accommodate the future traffic volumes.
This traffic impact analysis is currently under review by Town
staff. Staff anticipate that some minor
revisions and clarification of this report will be required. Any outstanding issues will be resolved
prior to the execution of the site plan agreement.
FINANCIAL CONSIDERATIONS
None
BUSINESS UNITS CONSULTED AND AFFECTED
The proposal has been circulated to other
Town Departments and public agencies.
CONCLUSION
Staff are
generally satisfied with the proposal and recommend that it be approved subject
to the conditions outlined in this report.
ATTACHMENTS
Figure
1 – Applicant/Agent + Location Map
Figure
2 – Area Context/Zoning
Figure
3 – Aerial Photo
Figure
4 – Proposed Site Plan
Figure
5 – Building ‘A’ Elevations
Figure
6 – Building ‘B’ Elevations
Figure
7 – Building ‘C’ Elevations
Figure
8 – Building ‘D’ Elevations
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Valerie
Shuttleworth, M.C.I.P., R.P.P.
Director of
Planning and Urban Design
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Jim Baird,
M.C.I.P., R.P.P.
Commissioner
of Development Services
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