Agenda Item 5 Staff Report for Committee of the Whole Meeting Department: Division: Planning and Regulatory Services Development Planning Subject: Request for Comments Site Plan Application - Whitehorn Investments Ltd., Stephen Mitchell Realty, 891566 Ontario Ltd., Lebrow Investments Ltd. Town File D06-16008 (SRPRS.17.010) Owner: Whitehorn Investments Ltd., Stephen Mitchell Realty, 891566 Ontario Ltd., and Lebrow Investments Ltd., c/o SmartREIT 700 Applewood Crescent Vaughan, Ontario L4K 5X3 Agent: SmartREIT 700 Applewood Crescent Vaughan, Ontario L4K 5X3 Location: Legal Description: Part of Lot 41, Concession 1, E.Y.S. Municipal Address: 9301-9335 Yonge Street Purpose: A request for comments from Committee of the Whole with respect to a Site Plan Amendment application to facilitate the construction of a temporary parcel pick-up facility on the subject lands. Recommendation(s): That SRPRS.17.010 regarding a Site Plan Amendment application submitted by Whitehorn Investments Ltd., Stephen Mitchell Realty, 891566 Ontario Ltd. and Lebrow Investments Ltd. for lands known as Part of Lot 41, Concession 1, E.Y.S. (Municipal Addresses: 9301-9335 Yonge Street), Town File Number D06-16008 be received and that all comments be referred back to staff. 69
Page 2 Contact Person: Katherine Faria, Planner II - Subdivisions, phone number 905-771-5543 and/or Gus Galanis, Manager of Development, Site Plans, phone number 905-771-2465 Submitted by: "Signed version on file in the Office of the Clerk" Ana Bassios Commissioner of Planning and Regulatory Services Approved by: "Signed version on file in the Office of the Clerk" Neil Garbe Chief Administrative Officer Location Map Below is a map displaying the property location. Should you require an alternative format call person listed under Contact above. 70
Page 3 Background Information The subject Site Plan Amendment application was received by the Town on January 12, 2016 and deemed complete on January 22, 2016. The application was subsequently circulated to relevant Town departments and external agencies for review and comment. In accordance with Town Policy, the applicant s Site Plan Amendment application is to be considered by Committee of the Whole as the subject lands abut an arterial road. In this regard, the purpose of this report is to seek comments from Committee of the Whole with respect to the applicant s Site Plan Amendment application. Summary Analysis Further information in regards to site location is as follows: Site Location and Adjacent Uses The subject lands are known as South Hill Shopping Centre and are located at the northeast corner of Yonge Street and 16 th Avenue having a total lot area of approximately 9.37 hectares or 23.15 acres. The lands abut 16 th Avenue to the south, Yonge Street to the west, residential uses to the north and the Canadian National Railway to the east (refer to Maps 1 and 2). Development Proposal The applicant is seeking approval of its proposal to construct a temporary, single storey parcel pick-up facility known as Penguin Pick-Up at the southwest corner of the subject lands. The facility is intended to function as an interim storage centre for online retail items allowing customers to retrieve purchased items from the facility in lieu of door-to-door delivery. In addition to retail purchases, the applicant has indicated that the facility will be designed to accommodate pick-up of meats and fresh produce purchased online. The proposed facility is to form part of a broader network of Penguin Pick-Up locations. The structure is to be comprised of two retrofitted, adjoining steel shipping containers which are proposed to be located within the existing parking area for the shopping centre. Modifications to the containers have been proposed to incorporate a number of design features including branding signage, windows, lighting, access ramps, doors and canopies (refer to Maps 5 and 6). The following is a summary outlining the pertinent statistics for the applicant s development proposal: Total Lot Area: 9.37 hectares or 23.15 acres Number of Storeys: 1 Gross Floor Area: 59.80 square metres or 643.68 square feet Number of Parking Spaces: 6, including 1 accessible stall 71
Page 4 Supporting Documentation/Reports The applicant has submitted the following documents/information to the Town in support of the proposed development: Site Plan Elevations Landscape Plan and Details Context Photographs Floor Plans Tree Declaration Form Town of Richmond Hill Official Plan The subject lands are designated Key Development Area in accordance with Schedule A2 Land Use of the Town s Official Plan (refer to Map 3). Uses permitted within the Key Development Area ( KDA ) designation include medium and high density residential uses, office and major office, commercial, retail and major retail, and community uses, parks and urban open space, and live-work units subject to specific policy criteria as defined in Chapter 4 of the Town s Official Plan. The predominant land use within the KDA is envisioned as mixed-use, transit-oriented development. In accordance with Official Plan Policy 4.4.1 (1), the Town is in the process of preparing a Secondary Plan for the Yonge Street and 16 th Avenue Key Development Area to help guide future intensification of the KDA with respect to retail, commercial and medium and high-density residential land uses. Current Zoning Designation The subject lands are presently zoned Community Commercial (CC) Zone and Highway Commercial (HC2) Zone in accordance with By-law 2325-68, as amended (refer to Map 4). The proposed temporary pick-up facility is to be located within lands zoned Community Commercial (CC) wherein a range of commercial uses are permitted, including retail stores and retail services. The proposed use is permitted in accordance with the Zoning By-laws applicable to the subject lands. Site Plan Analysis The subject Site Plan Amendment application and associated drawings submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. The following is a summary of the comments received with respect to the applicant s development proposal. Building Services Division Plans Review Section Building Services staff provided comments on the applicant s initial development proposal to construct a permanent, self-sufficient structure and raised concerns with respect to Ontario Building Code ( Code ) compliance. Specifically, it was noted that municipal water and sanitary servicing is required for a permanent structure pursuant to the Code where such servicing is available. It was further noted that a washroom facility must be provided within the structure in accordance with the Code. 72
Page 5 In response to the above issues, the applicant indicated that the proposed development would be treated as a temporary structure and submitted a revised proposal to incorporate a self-sufficient, barrier-free washroom facility. It should be noted that the facility design includes a holding tank system, which is not permitted by the Code with respect to permanent structures. In this regard, Building Services staff has indicated that the revised design is considered satisfactory provided that the structure is constructed on a temporary basis. The applicant, through discussions with Town staff, has agreed to the structure being permitted for a period of two years. In consideration of the preceding, appropriate clauses are to be added to the resultant Site Plan Amending Agreement to limit the duration that the proposed structure is to be permitted on the lands to a period of two years. Building Services Division Zoning Section Zoning staff has reviewed the applicant s development proposal and notes that it complies with the provisions of the Zoning By-law applicable to the subject lands. It should also be noted that the location of the proposed structure would not create an issue of noncompliance with respect to the minimum required parking supply for the existing shopping centre. Development Engineering Division Development Engineering staff has provided comments with respect to the location of above and below ground infrastructure and the required servicing for the proposed building. At the time of writing of this report, the applicant had provided the requested information to the satisfaction of staff. Parks Planning and Natural Heritage Section Parks Planning staff has provided comments with respect to the provision of landscaping in the form of trees and shrubs for the proposed development. It should be noted that the Landscape Plan has been revised to the satisfaction of staff. Other Departments/External Agencies Comments have also been received from Canada Post, Enbridge Gas Distribution, Powerstream, York Region, Toronto and Region Conservation Authority, and the Town s Financial Services Department, Fire and Emergency Services, and Urban Design Section. These Town departments and external agencies have no objections to the application and/or have provided minor comments to be considered by the applicant. At the time of writing of this report, the applicant had satisfactorily addressed the comments raised by circulated departments and agencies. Financial/Staffing/Other Implications The recommendation does not have any financial, staffing or other implications. 73
Page 6 Relationship to Strategic Plan The proposed Site Plan Amendment application does not have any direct implications with respect to the Town s Strategic Plan. However, the proposed facility is to be located within an existing commercial site that is served by transit. In this regard, the proposed development is generally aligned with Goal Four of the Strategic Plan, Wise Management of Resources in Richmond Hill through the responsible use of available land. Conclusions The applicant has submitted a Site Plan Amendment application to the Town to permit a temporary pick-up facility to be constructed on the subject lands. Comments were provided by circulated Town departments and external agencies through the circulation of the application. At the time of writing this report, the applicant has satisfactorily addressed the issues raised through the circulation of the application. In light of the preceding, it is recommended that this staff report be received by Committee of the Whole and that all comments regarding the proposed development be referred back to staff. 74
Page 7 Appendix Contents and Maps: The following attached documents may include scanned images of appendixes, maps and photographs. If you require an alternative format please call contact person listed in this document. Map 1 Aerial Photograph Map 2 Neighbourhood Context Map 3 Official Plan Designation Map 4 Existing Zoning Map 5 Proposed Site Plan Map 6 Proposed Colour Elevations 75
Page 8 Map 1 Aerial Photograph 76
Page 9 Map 2 Neighbourhood Context 77
Page 10 Map 3 Official Plan Designation 78
Page 11 Map 4 Existing Zoning 79
Page 12 Map 5 Proposed Site Plan 80
Page 13 Map 6 Proposed Colour Elevations 81
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