RECOMMENDATION:
That a Public Meeting be
held to consider a Zoning By-law Amendment (ZA.03-105639) application submitted
by Cor-lots Developments Ltd. to permit a 3,476 m2 stand-alone food store at the northeast corner of Markham Road and
Steeles Avenue East;
And that staff schedule a Public Meeting when
the issues outlined in the March 4, 2003 preliminary report have been
sufficiently addressed by the applicant.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding a zoning application by
Cor-Lots Developments Ltd. to permit a 3,476 m2
stand-alone food store, and to recommend that a Public Meeting be held to
consider these applications once the issues outlined in this report are
addressed to the satisfaction of staff.
BACKGROUND:
Subject lands and area context
The
subject lands comprise approximately 3.46 hectares (8.5 acres) at the northeast
corner of Markham Road and Steeles Avenue East as shown on Figure 1. The lands are part of the Villages of
Fairtree subdivision, the south portion of which is currently under
construction. Loblaw Properties
Limited has entered into a long term lease arrangement with the developer with
an option to purchase the subject property in the future.
The
lands are currently vacant and unvegetated (see Figure 2). Surrounding land
uses include open space to be developed as a stormwater management facility to
the north, medium density housing immediately to the east, vacant industrial
lands to the south in Scarborough across Steeles Avenue East, and public
parkland and vacant high density residential sites to the west across Markham
Road (see Figures 2 and 3).
Current proposal consists of a 3,476
m2 food store and future additional uses
The proposal, as shown on the concept
site plan shown in Figure 4, consists of a 3,476 m2 (37,415 sf) food store and future commercial buildings. The proposed food store, No Frills, will be
the primary use on the site and will be constructed as the first phase of
development. A 983m2 (10,580 sf) expansion to the food store is intended in the future.
Additional structures with a total gross
floor area of approximately 2,964 m2 (31,900 sf) are proposed to be constructed in subsequent
phases. The applicant has indicated
that the gross floor area of the additional structures may vary as the tenants
for the additional uses are secured in the future. The applicant has also indicated that the proposed uses within
these future buildings would be consistent with existing Official Plan and
zoning provisions. A site plan
application has not yet been submitted.
Official Plan and Zoning
The proposed food store is
a permitted use within the Community Amenity Area designation which applies to
the subject lands. The Community
Amenity Area designation permits a range of retail, service, community,
institutional and recreational uses, but limits individual retail uses to a
maximum 6,000m2 (64,585 sf) gross floor area.
The lands are
zoned Community Commercial (CC) in By-law 90-81, which permits a supermarket in
addition to retail and other uses, but requires that all uses be contained
within one shopping centre, defined as “a group of
commercial uses which have been designed, developed and managed as a unit by a
single owner or tenant, or a group of owners or tenants and distinguished from
a business area comprising unrelated individual uses.” In addition,
the zoning limits the size of any individual premise to the lesser of 50
percent of the total gross floor area of the shopping centre or 6,000m2. The intent of the zoning is to both restrict
‘big box’ type retail stores at this location and to avoid the development of a
stand-alone store, in order to ensure the development of a range of retail uses
on the site befitting a shopping centre.
The subject lands are also
currently subject to an interim control by-law which was enacted to freeze
development pending the completion of the Markham Road Corridor Study, which is
discussed further below. The interim
control by-law will expire in September, 2003.
Rezoning is
required to permit a stand-alone food store
As noted above,
the applicant wishes to construct a stand-alone store (i.e., occupying 100% of
the gross floor area) and construct additional buildings in the future as
tenants are secured. It should be noted
that even if all structures currently shown on the concept site plan are built,
the proposed food store will constitute approximately 60 percent of the total
proposed development for the site.
A zoning by-law amendment is
required to permit the development as proposed and to exempt the property from
the interim control by-law.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposed
food store would serve the growing community within the Villages of Fairtree
and the existing communities on the west side of Markham Road.
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.
Must conform with urban design
objectives of the Official Plan, Community Design Plan and Markham Road
Corridor Study
The application will be reviewed within
the context of the Official Plan policies for Community Amenity Areas, the
approved Villages of Fairtree Community Design Plan and the urban design
objectives arising from the Markham Road Corridor study currently underway.
The Official Plan requires that siting,
massing, landscaping and scale of development in Community Amenity Areas should
reinforce the function of the lands as a focal point and multi-purpose centre
for the area, and should contribute to an attractive pedestrian-friendly
streetscape that is not dominated by large surface parking lots.
The approved Villages of Fairtree
Community Design Plan calls for building placement close to the street to
reinforce the street edge.
In addition, the subject lands are
within the study area of the ongoing Markham Road Corridor Study which was
initiated in part to develop urban design guidelines for Markham Road between
Steeles Avenue East and 14th Avenue. The purpose of the study is to identify a community focus for
the study area and to establish guidelines to ensure an appropriate streetscape
along this corridor. The urban design
guidelines, currently being drafted, are anticipated to include provisions to
ensure that building placement results in a pedestrian-friendly streetscape
along Markham Road, and to ensure an appropriate gateway treatment for the
Markham Road/Steeles Avenue East intersection, including higher design
standards.
Appropriate components of the higher
design standards required at this intersection would have to be incorporated as
part of the proposed development.
A public feature should be included
on these lands
In prior discussions with staff the
developer agreed to provide a public feature at the northeast corner of Markham
Road and Steeles Avenue East to complement the public park and architectural
feature at the northwest corner of this intersection. This public feature is not provided for in the proposed concept
plan and should be identified prior to further consideration of this
application.
Rezoning should be considered only in conjunction with a
site plan application
Given the importance of the Markham
Road/Steeles Avenue East intersection as a gateway to Markham, it is essential
that the site does not develop solely with a stand-alone building surrounded by
extensive parking. Therefore, the
rezoning application should not be considered without a site plan application
providing all details regarding all proposed uses and all building locations
for the entire site and incorporating the required public feature.
A site plan application is also
required to ensure that the site layout, including screening of loading areas
from major roads, screening of parking, “streetscaping” of prominent driveways,
building placement and design etc., are appropriate for this prominent
location.
Preliminary proposal included a gas bar at the
intersection
The preliminary proposal submitted to
staff included a gas bar at the intersection of Markham Road and Steeles
Avenue. At that time the applicant was
unaware that a gas bar is not a permitted use under the current zoning of the
property. Staff advised that a gas bar
would not be supported at this significant gateway corner and as a result the
gas bar was eliminated from the subsequent concept site plan submitted with the
rezoning application.
However, the applicant has indicated
that the inclusion of gas bars as part of their supermarket operation is a new
corporate initiative of Loblaw Properties Limited, and Committee may wish to
support staff in reinforcing with the applicant that a gas bar is not
considered an appropriate use at this gateway location.
Multiple accesses from Markham Road require approval from
the Region of York and City of Toronto
The preliminary site plan indicates
three access points from Markham Road (a service access, a right-in/right-out
access, and a full access) and a full access from Steeles Avenue East, which
will require approval from the Region of York and City of Toronto,
respectively.
FINANCIAL CONSIDERATIONS:
None at
this time.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and external
agencies have been circulated with these applications and all comments will be
considered in a final report.
It would be
appropriate to schedule a Public Meeting after the issues/concerns raised in
this report have been addressed to the satisfaction of staff.
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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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Figure 1: Location Map
Figure 2: Aerial Photo
Figure 3: Area Context/Zoning
Figure 4: Concept Site Plan
