committee of the whole meeting international ltd. - town …

Asenda Item 2 O.

COMMITTEE OF THE WHOLE MEETING January 19, 2015 SRPRS.15.017

Planning and Regulatory Services Planning Division

SUBJECT: Request for Approval - Zoning By-law Amendment Application - HIDES INTERNATIONAL LTD. - Town File No. D02-14009 - (SRPRS.15.017)

Owner Agent

Hides International Ltd. Same 13390 Yonge Street Richmond Hill, ON L4E 2P6

Location

Part of Lot 68, Concession 1, W.Y.S. (Municipal Addresses: 13380 and 13390 Yonge Street)

PURPOSE

A request for approval concerning an amendment to Zoning By-law No. 366-86, as amended, to add a retail store as an additional permitted use on the subject lands.

RECOMMENDATIONS

That the Zoning By-law Amendment application submitted by HIDES INTERNATIONAL LTD. for lands known as Part of Lot 68, Concession 1, W.Y.S. (Municipal Addresses: 13380 and 13390 Yonge Street), Town File No. D02-14009, be approved, subject to the following:

a) that Zoning By-law No. 366-86, as amended, be further amended by including a site specific provision to add "Retail Store" as an additional permitted use on the subject lands; and,

b) that prior to forwarding the amending Zoning By-law to Council for enactment, the applicant pay the applicable processing fee in accordance with the Town's Tariff of Fees By-law No. 76-14.

239 225 East Beaver Creek Road, Richmond Hill, ON L4B 3P4 T 905 771 8800 RichmondHill.ca WhIegterH ii

Ana Bassios

Appir ved by:

4duk

TOWN OF RICHMOND HILL - COMMITTEE OF THE WHOLE MEETING SRPRS.15.017 January 19, 2015

Contact: Andy Karaiskakis, Planner II @ Extension 2412 and/or Gus Ga'anis, Manager of Development - Site Plans @ Extension 2465

Submitted by:

Commissioner of Plan nd Regulatory Services

Jpan Anderton Chief Administrative Officer

LOCATION MAP

240


BACKGROUND INFORMATION

The subject Zoning By-law Amendment application was received and deemed complete by the Town on April 14, 2014. The application to rezone the subject lands from "General Commercial One (GC1) Zone" and "General Commercial Two (GC2) Zone" under Zoning By-law No. 366-86, as amended, to "Yonge Street Commercial (YSC) Zone" under Zoning By-law No. 313-96, as amended, was subsequently circulated to Town departments and external agencies for review and comment. A statutory Council Public Meeting was held on June 25, 2014 to consider the applicant's by-law amendment request. In this regard, Council received Staff Report SRPRS.14.128 for information purposes and directed that all comments be referred back to staff for consideration. A copy of the Council Public Meeting Extract is attached as Appendix "A" to this report for reference purposes. No issues were raised by Town staff, York Region or Council with respect to the applicant's proposal at the Public Meeting.

Subsequent to the Council Public Meeting, TRCA staff advised the Town that the subject lands abut a tributary of the East Humber River and that they have concerns with respect to the location of the floodplain and its effect on the lands. TRCA noted that they do not have up to date floodplain mapping for this part of the tributary and are unsure of the extent of the natural hazard on the subject lands. Without this information, TRCA staff are concerned that there are a number of uses permitted within the YSC Zone, including residential uses and a day nursery, which if permitted could result in an increase in risk to life and property as a result of flooding.

Given the preceding, the applicant recently revised its Zoning By-law Amendment application to amend the existing "General Commercial One (GC1) Zone" and "General Commercial Two (GC2) Zone" under Zoning By-law No. 366-86, as amended, to permit only a retail store as an additional permitted use on the subject lands. Town staff discussed the revised proposal with TRCA staff who have indicated that they have no objections to permitting such use on the property. Should the applicant pursue a redevelopment of the subject lands in the future, a detailed floodplain analysis will be carried out to determine the limits of the hazard and the flood prone portion of the property, together with the establishment of appropriate buffers.

The purpose of this report is to seek Council's direction to approve the applicant's revised Zoning By-law Amendment application.

SUMMARY ANALYSIS

Site Location and Adjacent Uses

The subject lands are located on the west side of Yonge Street, between Blackforest Drive and Regatta Avenue and have a total lot area of 0.94 hectares (2.33 acres). The lands presently support a multi-unit commercial building and a drive through restaurant (Tim Hortons). The lands abut open space and residential uses to the north, Yonge Street to the east, an institutional use to the south and open space and residential uses to the west (refer to Maps 1 and 2).

241

TOWN OF RICHMOND HILL - COMMITTEE OF THE WHOLE MEETING SRPRS.15,017 January 19, 2015

Development Proposal

The applicant is seeking Council's approval to amend Zoning By-law No. 366-86, as amended, to permit "Retail Store" as an additional permitted use on its land holdings (refer to Map 3). The following is a summary table outlining the pertinent statistics of the existing development located on the lands based on the plans and drawings submitted to the Town:

Total Lot Area: 0.94 hectares (2.33 acres) Number of Buildings: 2 Number of Storeys 1 Gross Floor Area: 1,969 square metres (21,194.83 square feet) Parking Provided: 114 spaces Existing Lot Coverage: 20.7% Existing Floor Area Ratio 0.21%

PLANNING ANALYSIS

Existing Zoning

The subject lands are presently zoned "General Commercial One (GC1) Zone" and "General Commercial Two (GC2) Zone" under Zoning By-law No. 366-86, as amended. Main permitted uses under the GC1 Zone and GC2 Zone categories include an artist or photographic studio, business or professional offices, commercial club, day nursery, restaurant, fast food restaurant, take-out restaurant, financial institution, health centre, laundromat, laundry and dry cleaning establishment, personal service shop, pet store, service shop, tavern, clinic, veterinary clinic, medical office, fraternal organization, private club, hotel, motel, good and equipment rental, sale of home improvement products, banquet hall, furniture and appliance sales and repair, bakeries, indoor recreational uses, liquor and beer stores and a leather goods store. A retail store is not a permitted use in the "GC1 Zone" or "GC2 Zone" applicable to the subject lands.

Official Plan Conformity

As noted previously in this report, the applicant's revised Zoning By-law Amendment application proposes to amend the "General Commercial One (GC1) Zone" and "General Commercial Two (GC2) Zone" provisions of By-law No. 38-95, as amended, in order to add a retail store as an additional permitted use on the subject lands. The subject lands are designated "Oak Ridges Local Centre" in accordance with Schedule "A2" of the Town's new Official Plan (refer to Map 4). The "Oak Ridges Local Centre" designation permits medium density residential, office, commercial, retail, automotive service commercial in accordance with Policy 3.5.1.47, community uses in accordance with Section 4.1, parks and urban open spaces in accordance with Section 3.4.4 and live-work units in accordance with Policies 3.3.3.2.9 and 3.3.3.2.10.

Staff has undertaken a comprehensive review of the policies of the partially approved Official Plan which are relevant to the consideration of the applicant's development

242

TOWN OF RICHMOND HILL - COMMITTEE OF THE WHOLE MEETING SRPRS,15.017 January 19, 2015

proposal. In this regard, staff has reviewed the applicant's by-law amendment request and supports it's request on the basis that the proposed use is considered an appropriate use for the subject lands since the proposal would be in keeping with the "Oak Ridges Local Centre" policies of the Town's Official Plan applicable to the property. Additionally, this use would not negatively impact the existing residential uses in the area as the shopping plaza currently exists and provides for adequate landscaping, buffering, access and site circulation to said use.

Given the above, staff is recommending that the proposed Zoning By-law Amendment be approved on the basis that the request is considered appropriate for the development of the lands and would constitute good planning.

Department and External Agency Comments

The subject Zoning By-law Amendment application and associated background studies and reports submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. Staff can advise that the commenting departments and agencies have no objections to the application.

F1NANCIAL/STAFFING/OTHER IMPLICATIONS

The recommendation does not have any financial, staffing or other implications.

RELATIONSHIP TO THE STRATEGIC PLAN

The recommendations of this report do not have any direct implications with respect to the Town's Strategic Plan. However, the subject development proposal is aligned with Goal 2 - Better Choice in Richmond Hill — as the subject development proposal will contribute to ensuring better neighbourhood commercial choices are available for residents who live in this part of the Town and by providing better options for working and doing business in Richmond Hill.

CONCLUSION

The owner of the subject lands is seeking approval of its Zoning By-law Amendment application to add "Retail Store" as an additional permitted use on its land holdings. Staff has reviewed the applicant's by-law amendment request and supports the request on the basis that the proposed use is considered an appropriate use for the subject lands, the proposed use would be in keeping with the applicable "Oak Ridges Local Centre" policies of the Town's Official Plan and that the proposed use would not negatively impact on the existing residential uses located in proximity to the subject lands.

In light of the preceding, staff is of the opinion that the proposed development is appropriate and represents good planning, and it is therefore recommended that Council approve the submitted Zoning By-law Amendment application as outlined in this report.

243


APPENDIX CONTENTS

"A" Extract of Council Public Meeting held on June 25, 2014 — ATTACHED

Drawings

Map 1 - Aerial Photograph

Map 2 - Neighbourhood Context

Map 3 - Site Plan

Map 4 - Official Plan — Land Use

244

EXTRACT FROM COUNCIL PUBLIC MEETING C#24-14 HELD JUNE 25, 2014

Appendix SRPRS • 16 ° I 4

File(s) 2,2.L 14-

3.2 Request for Comments — Zoning By-law Amendment Application — Hides International Ltd. — Part of Lot 68, Concession 1, W.Y.S. — 13380 and 13390 Yonge Street — File No. D02-14009 — (SRPRS.14.128)

Andy Karaiskakis of the Planning and Regulatory Services Department provided an overview of the proposed Zoning By-law amendment application to rezone the subject lands from "General Commercial One (GC1) Zone" and "General Commercial Two (GC2) Zone" to "Yonge Street Commercial (YSC) Zone" in order to allow for a wider range of leasing opportunities. Mr. Karaiskakis advised that staff's recommendation was that the staff report be received for information purposes only and all comments be referred back to staff.

Liz Shaw, Property Manager, Hides International Ltd., advised that she had reviewed the staff report and was in agreement with the information contained within the report.

There were no members of the public who responded to the Chair's invitation to address Council on this matter.

Moved by:

Councillor Beros Seconded by:

Councillor Perrelli

That SRPRS.14.128 with respect to the Zoning By-law Amendment application submitted by Hides International Ltd. for lands known as Part of Lot 68, Concession 1, W.Y.S. (municipal addresses: 13380 and 13390 Yonge Street), File No. D02-14009, be received for information purposes only and that all comments be referred back to staff.

Carried

245 FOR YOUR INFORMATION AND ANY ACTION DEEMED NECESSARY

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