THE CORPORATION OF THE TOWNSHIP OF KING COMMITTEE OF THE WHOLE AGENDA
MONDAY, JANUARY 16TH, 2012 TO FOLLOW COUNCIL MEETING
COUNCIL CHAMBERS 2075 KING ROAD, KING CITY
Chair: Councillor Cober Page
1. INTRODUCTION OF ADDENDUM REPORTS
2. APPROVAL OF AGENDA
3. DECLARATIONS OF PECUNIARY INTEREST
4. DETERMINATION OF COMMITTEE ITEMS REQUIRING SEPARATE DISCUSSION
5. APPROVAL OF COMMITTEE ITEMS NOT REQUIRING SEPARATE DISCUSSION
6. DEPUTATIONS 6.1 Art Hagopian Canadian Commission for UNESCO Re: Coalition of Canadian Municipalities against Racism and Discrimination
6.2 Steve Mota, Program Manager, Transportation Engineering Planning and Development Services Infrastructure Planning Branch The Regional Municipality of York Re: Mid-York East-West Transportation Corridor Feasibility and Engineering Study
7. CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
8. NEW BUSINESS
9. ADJOURNMENT
Page 1 of 181 Committee of the Whole Agenda Monday, January 16th, 2012
Page
10. AGENDA ITEMS 6-27 10.1 Engineering and Public Works and Planning Departments Joint Report Number JR-2012-01 Re: Mid-York East-West Transportation Improvements Study See report for recommendations.
28-86 10.2 Planning Department Report Number P-2012-03 Re: Zoning By-law Amendment Application Z-2010-06 Site Plan Development Application SPD-11-27 Lots 4, 5, and 6; Plan 356 2109, 2115 and 2121 King Road, King City Agent: Stephan Kuzoff Applicant: Bowood Properties (2006) Inc. Owner: Bowood Properties (2006) Inc. In Trust See report for recommendations.
87-119 10.3 Planning Department Report Number P-2012-02 Re: Application for Zoning By-law Amendment File Nos.: Z-2011-17 & SPD-11-36 Part Lots 8 & 9, Concession 11 13300 11th Concession Road Owner: YMCA of Greater Toronto Applicant: George Robb Architect, per Donald Scott Agent: MHBC Planning Limited, per Eldon Theodore See report for recommendations.
(By-law Number 2012-02 has been prepared for Council’s consideration this evening.)
120-127 10.4 Planning Department Report Number P-2012-04 Re: Heritage A. That the Council receive this report as information.
B. That the Council approve the proposed process for adding heritage properties to the Township of King Municipal Heritage Register.
C. That the Heritage Coordinator develop an educational information package outlining the value, merits and implications of both the Municipal Heritage Register and designation.
Page 2 of 181 Committee of the Whole Agenda Monday, January 16th, 2012
Page
10. AGENDA ITEMS
D. The current Township Municipal Register be posted on the Township Website.
128-131 10.5 Planning Department Report Number P-2012-05 Re: King Station Inc. – Land Transfer A. That Planning Report P-2012-05 be received as information.
B. That should Council wish to accept the proposed transfer of lands (PIN numbers 03369-0143 & 03369-0154) that Township staff be authorized to undertake the steps necessary to review and confirm the suitability of the lands and finalize the transfer of lands as necessary.
132-146 10.6 Administration Department Report Number ADMIN 2012-01 Re: Local Improvement charge Proposal to Finance Energy Improvements on Private Property (a) Report ADMIN 2012-01 be received as information.
(b) That Council consider enacting the draft resolution appended to this report supporting a request for the review of existing policies, legislation, regulation and/or technical guidance relating to the uses of Local Improvement Charges to enable their use for energy improvements on private properties and in particular for single family dwellings.
147-150 10.7 Finance Department Report Number FR-2012-03 Re: 2012 Interim Tax Billing (a) Finance Report FR-2012-03 be received;
(b) That a 2012 interim tax be levied on all rateable real property in the Township of King which has been assessed in the property classes as shown on Schedule A, at the rates as shown on Schedule A;
(c) That the interim levy be due in two (2) installments: Uncapped Classes Capped Classes February 24, 2012 February 27, 2012 April 25, 2012 April 26, 2012
(d) That the appropriate by-law be prepared for consideration at the January 16, 2012 Council Meeting; and
Page 3 of 181 Committee of the Whole Agenda Monday, January 16th, 2012
Page
10. AGENDA ITEMS
(e) That the interim levy on Multi-Residential, Commercial and Industrial classes be adjusted by 50% of the 2011 capping adjustment.
(By-law Number 2012-05 has been prepared for Council’s consideration this evening.)
151-180 10.8 Finance Department Report Number FR-2012-02 Re: Draft 2012 Budget and Business Plan
(The Director of Finance & Treasurer will do a presentation on this item)
(a) That Finance Report FR-2012-02 be received;
(b) That the 2012 Tax Based Operating Budget for the Township of King, as presented in the draft 2012 Budget & Business Plan, be received and referred to the January 30, 2012 Meeting of Council;
(c) That the Recommended Program Changes, as presented in the draft 2012 Budget & Business Plan, be received and referred to the January 30, 2012 Meeting of Council;
(d) That the Transfer to Infrastructure Reserves, as presented in the draft 2012 Budget & Business Plan, be received and referred to the January 30, 2012 Meeting of Council;
(e) That the 2012 Water Operating Budget, as presented in the draft 2012 Budget & Business Plan, be received and referred to the January 30, 2012 Meeting of Council;
(f) That the 2012 Wastewater Operating Budget, as presented in the draft 2012 Budget & Business Plan, be received and referred to the January 30, 2012 Meeting of Council;
(g) That the 2012 Capital Budget, as presented in the draft 2012 Budget & Business Plan, be received and referred to the January 30, 2012 Meeting of Council;
(h) That the draft 2012 Business Plan for the Holland Marsh Drainage System Joint Municipal Services Board, be referred to the January 30, 2012 Meeting of
Page 4 of 181 Committee of the Whole Agenda Monday, January 16th, 2012
Page
10. AGENDA ITEMS Council;
(i) That the recommended rate adjustment for the Township’s 2012 Water and Wastewater Rates be approved and the necessary By-law be enacted by Council at its January 30, 2012 Meeting of Council; and
(j) That the necessary By-law to adopt/approve the draft 2012 Budget & Business Plan, as presented, be considered at the January 30, 2012 Meeting of Council.
(Note: To obtain a copy of the Township's draft 2012 Budget & Business Plan, please refer to the Township's website at www.king.ca and click on the banner "Get Involved - 2012 Budget - Have your Say". The Plan will be available for viewing by the end of business day on Thursday, January 12, 2012.)
11. NOTICES 181 11.1 Notices
Page 5 of 181 TOWNSHIP OF KING
DATE: January 16,2012
TO: Committee ofthe Whole
FROM: Engineering & Public Works Department and Planning Department
SUBJECT: Joint Report Number JR 2012-01 Mid-York East-West Transportation Improvements Study
1. RECOMMENDATIONS
The Engineering & Public Works Department and Planning Department respectfully submit the following recommendations:
1. That Report JR 2012-01 be received as information;
2. That Township staffbe authorized to participate in the Technical Advisory Committee for the project and provide further comments on technical matters to the Region, and report back to Council where appropriate;
3. That the Township ofKing supports the undertaking and completion ofthe Mid-York East-West Transportation Improvements Feasibility and Preliminary Engineering Study with the scoped work plan to investigate Highway 400 Interchange Alternatives and associated east-west road improvements in the corridor north ofTeston Road and south ofHighway 9;
4. That the Township ofKing urges the Regional Municipality ofYork to expand the study scope and boundaries to ensure that continuous alternative east-west corridors are identified and established in the central part ofthe Region from Highway 404 to westerly boundary ofYork Region and Peel Region in an effort to maximize road network connectivity and travel options;
5. That the Township ofKing supports the efforts ofthe Regional Municipality ofYork to identify and plan for diversion ofcommuter traffic away from King Road through King City
6. That the Township ofKing urges the Regional Municipality ofYork to consider all types oftransportation improvements within the study area, including expanded transit services;
7. That the Township ofKing requests the Region to consider the York-Simcoe boundary and the York-Peel boundary area transportation needs and the effects oftransportation demand increases from the neighbouring municipalities on road congestion in King Township;
Engineering and Public Works and Planning Departments Page 6 of 181 Joint Report Number JR-2012-01 Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Page 2
That stafffrom the Regional Municipality ofYork be requested to make a further presentation to the Township ofKing Council prior to the completion offinal Study Report and prior to the Final Study report being brought forward to Regional Council;
That the Clerk send a copy ofthis report and the adopted recommendations to the Regional Municipality ofYork , City ofVaughan, Town ofRichmond Hill, Town of Aurora, Town ofNewmarket, Town ofEast Gwillimbury, Town ofBradford West Gwillimbury, County ofSimcoe, and the Ministry ofTransportation.
2. PURPOSE
This report provides a progress update on the Mid-York East-West Transportation Improvements Feasibility and Preliminary Engineering Study being carried out by the Regional Municipality ofYork.
3. BACKGROUND & ANALYSIS
The Region's Official Plan adopted by Council ( December 2009) and the Region's approved Transportation Master Plan identify the need for a study of a mid-York east-west transportation corridor to address road capacity and connectivity issues in the central part of York Region to service forecast travel demand.
Section 7.2 Policy #44 of the Region's Official Plan identifies the following policy of Regional Council:
To investigate establishing a continuous alternative east-west corridor(s) in the central part ofthe Region.
Section 6.1.2 (3) the Region's approved Transportation Master Plan (TMP) states:
...this study will examine the arterial road capacity requirements to serve current and future east-west travel demand between Highway 400 and Highway 404 and the potential to address traffic reliefon King Road through King City.
Section 6.3 of the TMP identifies road network issues and includes the following recommendations for major road network improvements in this corridor:
Mid-York East-West Corridor and King Vaughan Road Improvements - add two additional arterial lanes of capacity between Highway 400 and Bathurst Street, and further study oftravel demand needs in the corridor.
Engineering and Public Works and Planning Departments Page 7 of 181 Joint Report Number JR-2012-01 Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Page 3
In June 2010 Region of York Council authorized Region staff to proceed with a feasibility and preliminary engineering study to investigate Highway 400 interchange alternatives and associated east-west road improvements in the corridor north of Teston Road and south of Highway 9. The main objectives of the Region's engineering study are to provide improved access to Highway 400 in the central part of York Region and reducing congestion through King City. Following completion of the feasibility and preliminary engineering study, Region staff were directed to report back to Regional Council on the results ofthe study and a strategy for moving forward with an Environmental Assessment for the mid-York east-west transportation corridor improvement.
At the present time, the Township of King does not have a Transportation Master Plan to guide local road network planning within the Township or to guide capital improvements to the existing road network.
Creation of a Technical Advisory Committee
Technical Advisory Committee meetings were held in June and October 2011, and included representatives from King Township, Vaughan, Aurora, Newmarket, Richmond Hill, Ministry ofTransportation, Ministry ofNatural Resources, Toronto and Region Conservation Authority and Lake Simcoe Region Conservation Authority. The purpose ofthe June 21, 2011 Technical Advisory Committee meeting was to introduce the project to the Municipal and Agency stakeholders, present the study background and purpose, provide an overview of existing conditions in the study area, introduce the alternative interchange locations to be studied and assessment factors to be considered.
The second Technical Advisory Committee meeting was held on October 27,2011 and included information on the effectiveness ofeach alternative in meeting travel demand and diverting traffic from King Road, a review ofthe detailed assessment ofalternatives, results ofthe assessment related to feasibility/impacts associated with each alternative, preliminary recommendations for carry-forward alternatives and implications related to the GTA West Corridor.
Improving access to Highway 400 is a key issue in the study area
Highway 400 interchanges are widely and unevenly spaced in the central part ofthe Region particularly between Teston Road and Highway 9, a distance of 18 km (6 km between interchanges at Teston Road and King Road, 9 km between King Road and Lloydtown/Aurora Road and 3 km between Lloydtown/Aurora Road and Highway 9).
This is in contrast to the spacing ofinterchanges along Highway 404 in the central part of York Region, with typical spacing ranging from 2 km in the vicinity ofurban areas to 4 km along more rural sections (2 km between interchanges at Green Lane, Davis Drive and Mulock Drive, 4 km between interchanges at Mulock Drive, Wellington Street, Bloomington Road, Stouffville Road and Elgin Mills Road).
Engineering and Public Works and Planning Departments Page 8 of 181 Joint Report Number JR-2012-01 Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Page 4
In addition, the existing east-west road network in the central part ofthe Region includes a number ofarterial and rural concession roads (Teston Road, Kirby Road, Stouffville Road/King-Vaughan Line, Bloomington Road/15th Sideroad, Lloydtown-Aurora Road, St. John's Sideroad/18th Sideroad, and Mulock Drive/19th Sideroad) which are discontinuous east ofBathurst Street. King Road and Highway 9 being the exception are consequently heavily relied upon for travel and goods movement.
Study focuses on technical feasibility of alternatives, potential environmental impacts and effectiveness in addressing travel demand
The Mid-York East-West Transportation Improvements Study includes the following key steps:
• Identify potential Highway 400 interchange locations from north ofTeston Road to Lloydtown-Aurora Road. • Identify existing conditions in the area and develop the preliminary design for each potential interchange and associated road improvements. • Assess the impacts ofeach alternative on a wide range offactors including transportation effectiveness, design/technical issues, natural environmental impacts, archaeological, land use/socio-economic impact, cost, etc. • Consult with Municipal and Agency stakeholders. • Identify feasible alternatives to be carried forward to the EA phase.
The findings ofthis Study will assist in formulating a strategy, in consultation with stakeholders, for moving forward to the Environmental Assessment stage.
Six alternative Highway 400 interchange locations and associated road improvements are being assessed
The six alternative Highway 400 interchange locations being assessed include: • Kirby Road. • King-Vaughan Road. • 15th Sideroad (Bloomington Road). • 16th Sideroad (Henderson Drive). • 17th Sideroad (Wellington Street). • 18th Sideroad (Lloydtown-Aurora Road/St. John's Sideroad).
For the purposes ofthe assessment in this Study, each option assumes improvements to provide for a 4-lane capacity east-west roadway from Weston Road to Bathurst Street.
At the Technical Advisory Committee meeting #2, the Region and their consultant provided the preliminary findings and draft recommendations for the six alternative Highway 400 interchange locations: • King-Vaughan Road recommended to be carried forward
Engineering and Public Works and Planning Departments Page 9 of 181 Joint Report Number JR-2012-01 Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Page 5
• 15th Sideroad recommended to be carried forward. • Kirby Road is recommended to be carried forward for limited consideration. • 16th Sideroad not recommended to be carried forward • 17th Sideroad are not recommended to be carried forward • Final recommendation for 18th Sideroad is subject to further consideration regarding MTO's planned reconstruction ofthe Lloydtown-Aurora Road interchange.
4. FINANCIAL IMPLICATIONS
There are no financial implications arising from the recommendations made in this report. The Stafftime and resources necessary to participate in the Technical Advisory Committee can be accommodated within the existing staffcompliment and budgets.
Staff advise Council that resources associated with participating on the Technical Advisory Committee for this project and similar Environmental Assessment projects, such as the King Road EA from Highway 27 to Highway 400, involve mainly staff time. In the event that Council requires additional expertise in the form a third party peer-review of the study findings, additional budget and resources would be required.
Staffwill report back to Council on the resources necessary and the funding sources available to undertake a Transportation Master Plan to guide local road network planning within the Township and to guide capital improvements to the existing road network.
5. ATTACHMENTS
Attachment 1 - January 11, 2012 Report to the Region of York Transportation Services Committee
Prepared and Submitted by:
Michael Cole, C.E.T., BAS Manager ofEngineering
Engineering and Public Works and Planning Departments Page 10 of 181 Joint Report Number JR-2012-01 Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Page 6
Reviewed by: Reviewed by:
Engineering and Public Works and Planning Departments Page 11 of 181 Joint Report Number JR-2012-01 THE REGIONAL MUNICIPALITY OF YORK Transportation Services Committee January 11,2012 Report of the Commissioner of Transportation and Community Planning MID-YORK EAST-WEST TRANSPORTATION IMPROVEMENTS STUDY PROGRESS UPDATE 1. RECOMMENDATIONS It is recommended that: 1. Council approve the preliminary recommendations ofthe Mid-York East-West Transportation Improvements Study as follows: a. King-Vaughan Road, 15th Sideroad and Kirby Road are recommended to be carried forward. b. Final recommendation for 18th Sideroad is subject to further consideration regarding MTO's planned reconstruction ofthe Lloydtown-Aurora Road interchange. c. 16th and 17th Sideroads are not recommended to be carried forward. d. Proceeding with an EA for the carry-forward alternatives is contingent on having a recommended configuration for the GTA West - Highway 400 interchange. 2. The Regional Clerk circulate this report to the Ministry ofTransportation and to the Clerks ofthe Township ofKing, City ofVaughan, and Towns ofRichmond Hill, Aurora and Newmarket. PURPOSE This report provides a progress update on the Mid-York East-West Transportation Improvements Feasibility and Preliminary Engineering Study. BACKGROUND The Region's Official Plan and Transportation Master Plan identify the need for a study The Region's Official Plan and Transportation Master Plan identify the need for a study ofmid-York east-west transportation improvements to address road capacity and connectivity issues in the central part ofYork Region to service forecast travel demand. Transportation Services Committee 1 January 11,2012 Engineering and Public Works and Planning Departments Page 12 Attachmentof 181 1 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvement Study Progress Update Section 7.2 Policy #44 ofthe Region's Official Plan identifies the followingpolicy of Council: To investigate establishing a continuous alternative east-west corridor(s) in the centralpart ofthe Region. Section 6.3 ofthe Transportation Master Plan identifies road network issues and includes the following recommendations for major road network improvements in this corridor: Mid-York East-West Corridorand King Vaughan Road Improvements - add two additionalarteriallanes ofcapacitybetween Highway400 and Bathurst Street, and further study oftravel demand needs in the corridor. The Study was initiated in early 2011 When stafflast reported to Council in June 2010 on the need for mid-York east-west transportation improvements, Council authorized staffto proceed with this Study. Following are the recommendations from Report No. 5 ofthe Planning and Economic Development Committee, Regional Council Meeting ofJune 24, 2010. 1. Staffbe authorized to proceed with a feasibility and preliminary engineering study to investigate Highway 400 interchange alternatives and associated east-west road improvements in the corridor north ofTeston Road and south ofHighway 9. 2. Following completion ofthe feasibility and preliminary engineering study, staff report back on the results ofthe study and a strategy for moving forward with an EA for the mid-York east-west transportation corridor improvements. 3. A copy ofthis report be forwarded by the Regional Clerk to the Ministry of Transportation and to the Clerks at the Township ofKing, City ofVaughan and Towns ofRichmond Hill, Aurora and Newmarket. In February 2011, McCormick Rankin Corporation was retained to assist with the conduct ofthis Study. Improving access to Highway 400 is a key issue in the study area Highway 400 interchanges are widely and unevenly spaced in the central part ofthe Region particularly between Teston Road and Highway 9, a distance of 18 km (6 km between interchanges at Teston Road and King Road, 9 km between King Road and Lloydtown/Aurora Road and 3 km between Lloydtown/Aurora Road and Highway 9). This is in contrast to the spacing ofinterchanges along Highway 404 in the central part of York Region, with typical spacing ranging from 2 km in the vicinity ofurban areas to 4 km along more rural sections (2 km between interchanges at Green Lane, Davis Drive and Mulock Drive, 4 km between interchanges at Mulock Drive, Wellington Street, Bloomington Road, Stouffville Road and Elgin Mills Road). Transportation Services Committee January 11.2012 Engineering and Public Works and Planning Departments Page 13 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Progress Update In addition, the existing east-west road network in the central part ofthe Region includes a number ofarterial and rural concession roads (Teston Road, Kirby Road, Stouffville Road/King-Vaughan Line, Bloomington Road/15th Sideroad, Lloydtown-Aurora Road, St. John's Sideroad/18* Sideroad, and Mulock Drive/19th Sideroad) which are discontinuous west ofBathurst Street. King Road and Highway 9 being the exception are consequently heavily relied upon for travel and goods movement. The study area for the Mid-York East-West Transportation Improvements Study extends from north ofTeston Road to south ofHighway 9, and from Bathurst Street to Weston Road. The study area and alternatives assessed are shown on Council Attachment I. Providing improved access to Highway 400 in the central part ofYork Region and reducing congestion through King City are the main objectives ofthis Study. Study focus is on technical feasibility of alternatives, potential environmental impacts and effectiveness in addressing travel demand The Mid-York East-West Transportation Improvements Study includes the following key steps: • Identify potential Highway 400 interchange locations from north ofTeston Road to Lloydtown-Aurora Road. • Identify existing conditions in the area and develop the preliminary design for each potential interchange and associated road improvements. • Assess the impacts ofeach alternative on a wide range offactors including transportation effectiveness, design/technical issues, natural environmental impacts, archaeological, land use/socio-economic impact, cost, etc. • Consult with Municipal and Agency stakeholders. • Identify feasible alternatives to be carried forward to the EA phase. The findings ofthis Study will assist in formulating a strategy, in consultation with stakeholders, for moving forward to the Environmental Assessment stage. Six alternative Highway 400 interchange locations and associated road improvements are being assessed The six alternative Highway 400 interchange locations being assessed include: Kirby Road King-Vaughan Road 15 Sideroad (Bloomington Road) 16th Sideroad (Henderson Drive) 17th Sideroad (Wellington Street) 18th Sideroad (Lloydtown-Aurora Road/St. John's Sideroad) For the purposes ofthe assessment in this Study, each option assumes improvements to provide for a four-lane capacity east-west roadway from Weston Road to Bathurst Street. Transportation Services Committee 3 January 11,2012 Engineering and Public Works and Planning Departments Page 14 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvement Study Progress Update A comprehensive list of factors are used in the assessment of alternatives The factors used in the assessment ofalternatives are grouped into broad categories including transportation performance, technical/engineering considerations, natural environment, socio-economic and cultural heritage. Transportation factors assess the ability or effectiveness ofeach alternative to attract traffic, the ability to address forecast 2031 travel demand and potential to divert traffic from other congested corridors, particularly King Road. Transportation factors also assess the potential impact each alternative may have on Highway 400 mainline operations and overall road network compatibility/connectivity. Technical and engineering factors assess the constructability, degree ofdesign challenge and construction cost for each alternative. Natural Environment factors include potential impacts on Oak Ridges Moraine and Greenbelt features, fish and aquatic habitat, terrestrial ecosystem features (woodlands, wetlands), wildlife habitat and associated wildlife movement corridors/ habitat linkages, potential groundwater impacts, etc. Socio-economic and cultural heritage factors include potential impacts to properties, community activity/mobility, community character, compatibility with government policies, potential impacts to cultural heritage and archaeological resources. The list ofassessment factors is provided in CouncilAttachment 2. Municipalities and Agencies have been consulted to-date and will have an opportunity to provide input on the draft and final Study Report Technical Advisory Committee meetings were held in June and October 2011, and included representatives from King Township, Vaughan, Aurora, Newmarket, Richmond Hill, Ministry ofTransportation, Ministry ofNatural Resources, Toronto and Region Conservation Authority and Lake Simcoe Region Conservation Authority. The purpose ofthe June 21, 2011 Technical Advisory Committee meeting was to introduce the project to the Municipal and Agency stakeholders, present the study backgroundand purpose, provide an overview ofexisting conditions in the study area, introduce the alternative interchange locations to be studied and assessment factors to be considered. The second Technical Advisory Committee meeting was held on October 27, 2011 and included information on the effectiveness ofeach alternative in meeting travel demand and diverting traffic from King Road, a review ofthe detailed assessment ofalternatives, results ofthe assessment related to feasibility/impacts associated with each alternative, preliminary recommendations for carry-forward alternatives and implications relatedto the GTA West Corridor. 4 Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 15 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Progress Update Individual meetings with the Ministry of Transportation and Conservation Agencies helped to refine the technical assessment of alternatives Prior to the second Technical Advisory Committee meeting, the project team met with the Ministry ofTransportation on October 5,2011 to discuss the implications ofthe ongoing GTA West Corridor EA on the Mid-York East-West Transportation ImprovementsStudy, and to refine the draft assessment ofalternatives particularly related to engineering considerations at Highway 400 and network compatibility. In addition, the project team met with Conservation Agencies and the Ministry ofNatural Resources on October 20, 2011 to refine the assessment ofalternatives particularly related to natural environment considerations. Issues identified and input received assists in guiding the Study Input received from Municipal and Agency stakeholders has been extremely helpful in guiding the study analysis and in reaching the preliminary recommendation presented in this report. Several ofthe issues raised include: • The need to better articulate how the current Mid-York East-West Transportation Improvements Study fits into the overall transportation planning objectives identified in the Region's Transportation Master Plan and how a future EA will build on the results ofthis focused study to develop a broad multi-modal solution to deal with travel in the area. • The need to provide an overview ofsignificant transportation issues and context outside the current study area, and how those challenges will be addressed (including dealing with inter-Regional travel demand and associated planning for the GTA West Corridor and the Bradford Bypass). • The need to better recognize the current status ofthe GTA West Corridor EA being conducted by the Ministry ofTransportation and avoid making specific assumptions related to the detailed GTA West alignment until the alignment is determined through the ongoing EA. • In the event that more than one new Highway 400 interchange is proposed between Teston Road and Lloydtown-Aurora Road, that the next phase ofplanning proceed as a single EA so that all ofthe effects, including potential effects to traffic operations along the Highway 400 mainline, can be captured and assessed under a single EA process. • Regardless ofwhat recommendations are carried forward as part ofmid-York east- west transportation improvements, this should not restrict local improvements along the corridor to address intersection, traffic safety and other operational needs. Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 16 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvement Study Progross Update • The need to undertake additional traffic analysis (select link analysis) on King- Vaughan Road immediately west ofBathurst Street to better understand the travel routes being utilized (i.e. since King-VaughanRoad does not continue as a through- road east ofBathurst Street, what easterly routes are being utilized to get to and from King-Vaughan Road). The project team will address all ofthese issues in the final study report. Several ofthe issues are discussed in greater detail below. ANALYSIS AND OPTIONS STUDY OBSERVATIONS AND PRELIMINARY RECOMMENDATIONS EA phase will build on the results ofthe Mid-York East-West Transportation Improvements Study with a multi-modal transportation solution There are sensitive natural environmental features in the study area (such as the Oak Ridges Moraine Natural Core Areas) that may significantly impact the feasibility of potential road improvements. One ofthe overall objectives ofthe Mid-York East-West Transportation Improvements Study is to eliminate further consideration ofpotential Highway 400 interchanges and associated road improvements that are not feasible based on consultation with Technical Agencies, and thereby avoid raising unnecessary public concern during the future EA phase. During the future EA phase, the Region will build on the extensive transportation network and program planning undertaken as part ofthe Transportation Master Plan, and will develop a preferred transportation strategy to address travel needs in the study area that will include the full range ofbroad transportation alternatives, including transit, cycling, travel demand management and road improvements. King-Vaughan Road and 15th Sideroad are most effective in reducing traffic on King Road Council Attachment 3 summarizes the results ofthe traffic analysis to determine traffic diversion from King Road. A new Highway 400 interchange at King-Vaughan Road and 15th Sideroad would bethe most effective inreducing traffic onKing Road (28 and 24% respectively) as they are the closest parallel east-west roadways to King Road, and they attract the greatest amount offorecast travel demand. Alternatives on 16th, 17th and 18th Sideroads exhibit moderate effectiveness in diverting traffic from King Road. Kirby Road is moderately effective at attracting forecast travel demand in the area, but least effective at diverting traffic from King Road. Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 17 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Progress Update Without an alignment for the GTA West Corridor, the feasibility of King- Vaughan Road and Kirby Road alternatives cannot be fully assessed A range ofpreliminary design options were considered at King-Vaughan Road and Kirby Road in the vicinity ofthe future GTA West/Highway 400 freeway-to-freeway interchange. Constructability and potential operational issues were explored at a high level to understand the underlying advantages and disadvantages ofeach ofthe options. However, a detailed assessment oftheir feasibility cannot be undertaken as part ofthis Study since they are contingent on the outcome ofthe GTA West EA which is ongoing. Traffic analysis indicated that maximum connectivity between King-Vaughan Road, GTA West and Hwy 400 is preferred. A run-out connection from GTA West to King- Vaughan Road provides a direct link and is highly effective at attracting traffic. CouncilAttachment 4 shows a schematic run-out option from GTA West to King- Vaughan Road and a summary ofthe effectiveness in attracting traffic from King Road and other interchanges. Kirby Road is less effective at diverting traffic from King Road, but is effective at attracting forecast travel demand, reflecting its proximity to significant planned development in this area ofVaughan, particularly in the vicinity ofHighway 400. In addition to servicing development related travel demand, interchange improvements may be needed at Kirby Road to address connectivity to the GTA West and Highway 400, should maximum connectivity at King-Vaughan Road not be achievable. Proceeding with a single EA for Mid-York east-west Transportation Improvements is also contingent on having a recommended configuration for the GTA West - Highway 400 interchange As noted previously in this report, one ofthe issues highlighted in consultation with Municipal and Agency stakeholders was the desire to proceed with a single EA for all proposed mid-York east-west transportation improvements so all ofthe effects, including potential effects to traffic operations along the Highway 400 mainline, can be captured and assessed under a single EA process. The project team certainly supports this approach in principle but also recognizes this will have implications on the timing ofthe EA phase. Proceeding with an EA for an interchange and associated road improvements in the area ofKing-Vaughan Road and Kirby Road is certainly contingent on having a recommended configuration for the GTA West - Highway 400 interchange. Should planning for all of the mid-York east-west transportation improvements proceed as a single EA, then any proposed Highway 400 interchanges north ofKing Road would be subject to the same timing constraint and would therefore not proceed to an EA until the GTA West - Highway 400 interchange configuration is confirmed by MTO. Transportation Services Committee January 11, 2012 Engineering and Public Works and Planning Departments Page 18 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvement Study Progress Update Refinements to the alternatives will be further analysed at the EA phase through specific alignment and design options A number ofthe alternatives assessed in this Study include discontinuous road segments within the study area, notably: • 16th Sideroad between Bathurst Street and Dufferin Street • 15 Sideroad between Keele Street and Jane Street • Kirby Road from Bathurst Street to Dufferin Street. Alternative road alignments were considered at a high level in this Study to mitigate potential environmental effects and confirm the feasibility ofreasonable alternatives. During the EA phase, specific alternatives will be developed and assessed in greater detail to address the need for mitigation measures. At this stage, the study focused on ensuring reasonable alternatives could be developed in the EA phase and therefore the broader alternative should be carried forward, as opposed to identifying the most preferred alignment to be carried forward. As an example, the project team considered alignment options for the missing segment of 15th Sideroad between Keele Street and Jane Street. Options included aligning the road to the north to provide a buffer between the road and the existing Kingscross Estates residential area. It was found that alternatives were feasible and therefore 15th Sideroad should be a carry-forward alternative. The purpose at this stage is not to identify every potential alternative alignment for the missing road segment, or to identify the most preferred alignment alternative, but simply to confirm feasibility so that the broader corridor alternative can be carried forward. Similarly, the project team recognizes that during previous EA studies, specific alternatives were developed that utilized new road alignments parallel to existing rail corridors, with the potential benefit ofmitigating effects on existing residential areas. These corridor options and linkages will be considered during the EA phase and have not been assessed in this current Study since it would not impact the feasibility ofa corridor alternative proceeding to the EA phase. Although a broad alternative may not be recommended to be carried forward, this will not restrict implementation of localized improvements As noted in the summary ofissues, highlighted in consultation with Municipal and Agency stakeholders, regardless ofwhich corridor alternatives are carried forward as part ofmid-York east-west transportation improvements, this should not impact the implementation oflocal improvements along any ofthe corridors to address intersection, traffic safety and other operational needs. Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 19 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvements Study Progress Update Local traffic operational improvements can continue to be planned and implemented independentofthe Mid-York East-West Transportation Improvements Study, and can also be included in the more detailed multi-modal alternatives to be developed and assessed in the EA phase. An example ofimplementing independent operational improvements in the area is the recently completed intersection improvements at Keele Street and 15th Sideroad (jog elimination, new intersection turning lanes and traffic signals). Preliminary results show King-Vaughan Road and 15th Sideroad are most advantageous to carry forward to the EA phase King-Vaughan Road was found to be highly effective in diverting traffic from King Road. It provides the greatest opportunity to maximize arterial network connection to the GTA West and Highway 400, with lower overall impact to natural environmental features. Many ofthe potential impacts can be minimized or mitigated through design. Similar toKing-Vaughan Road, 15th Sideroad is also highly effective in diverting traffic from King Road and many ofthe potential impacts can be minimized or mitigated. Potential impacts to existing residential areas in proximity to this alternative can also be addressed through alternative road alignments and design elements such as landscape screening. 18th Sideroad should also be carried forward to the EA phase 18th Sideroad is moderately effective atdiverting traffic from King Road. Also, it provides the opportunity to improve Highway 400 access in this area compared to the underutilized Lloydtown-Aurora Road interchange. The 18th Sideroad alternative also has lower overall impact to natural environment features and many ofthe potential impacts can be minimized or mitigated. Given the close spacing between 18th Sideroad and the Lloydtown-Aurora Road interchange (1 km), an interchange at 18th Sideroad would need to be considered in combination with relocation ofthe Lloydtown-Aurora Road interchange, or as an interchange couplet potentially with ramps to and from the south at 18th Sideroad and ramps to and from the north at Lloydtown-Aurora Road. The Ministry ofTransportation is currently preparing the detailed design for reconstruction ofthe existing Lloydtown-Aurora Road interchange to accommodate the planned widening for HOV lanes on Highway 400 from Major Mackenzie Drive to Highway 9. The timing ofthe planned improvements to Highway 400 and the Lloydtown-Aurora Road interchange will ultimately affect the feasibility ofa new interchange at 18th Sideroad. This will be assessed further and a final recommendation determined as the Mid-York East-West Transportation Improvements Study proceeds to completion. Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 20 of 181 Joint Report Number JR-2012-01 Mid-York East-Wost Transportation Improvement Study Progress Update Kirby Road should be carried forward for consideration of improvements in the vicinity of Highway 400 and the GTA West As noted previously, the Kirby Road alternative has lower traffic diversion effectiveness from King Road but does have the potential to attract a significant amount oftraffic associated with area development and ifimprovements to King-Vaughan Road are not achievable. The Kirby Road alternative has potentially high overall impact to natural environmental features, particularly related to the missing road segment between Dufferin Street and Bathurst Street, which would cross a large section ofthe Oak Ridges Moraine Core Area. Interchange improvements at Kirby Road may be needed to address network connectivity and development-related needs in the area ofthe GTA West and Highway 400 freeway-to-freeway interchange should maximum interchange connectivity at King-Vaughan Road not be achievable. Kirby Road is therefore recommended to be carried forward for consideration ofimprovements in the vicinity ofHighway 400 and the GTA West. 16th and 17th Sideroad are not recommended to be carried forward The 16th Sideroad alternative has the highest impact to significant natural environmental features since it traverses a large section ofthe Oak Ridges Moraine Core Area and is not compliant with policies in the Oak Ridges Moraine Conservation Plan. Oak Ridges Moraine Conservation Plan Section 41 (3) An application for a transportation, infrastructure or utilities use with respect to land in a Natural Core Area shall not be approved unless the applicant demonstrates that, (a) the requirements ofsubsection (2) have been met; (b) the project does not include and will not in the future require a highway interchange or a transit or railway station in a Natural Core Area; and (c) the project is located as close to the edge ofthe Natural Core Area as possible. 16th Sideroad is not recommended to be carried forward as part ofthe Mid-York east- west Transportation Improvements. 17th Sideroad has moderate traffic diversion effectiveness with potentially high socio economic impacts through the community ofSnowball. 17th Sideroad is also not recommended to be carried forward as part ofmid-York east-west transportation improvements. 10 Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 21 of 181 Joint Report Number JR-2012-01 Mid-York Bast-West Transportation Improvements Study Progress Update Summary of preliminary Study results • King-Vaughan Road, 15th Sideroad and Kirby Road are recommended to be carried forward. • Final recommendation for 18thSideroad is subject to further consideration regarding MTO's planned reconstruction ofthe Lloydtown-Aurora Road interchange. • 16th and 17th Sideroads are not recommended to be carried forward. • Proceeding with an EA for the carry-forward alternatives is contingent on having a recommended configuration for the GTA West - Highway 400 interchange. Next Steps include Study documentation and reporting to Council in early 2012 A draft study report is expected to be completed and circulated to the Technical Advisory Committee before the end of2011. Input received from the Technical Advisory Committee will be incorporated into a final Mid-York East-West Transportation Improvements Study Report, expected to be completed in early 2012. Staffwill report to Council in early 2012 with the final recommendations ofthis Study, Municipal and Agency feedback, and next steps related to the EA phase. Link to Key Council - approved Plans This report supports the 2011 to 2015 Strategic Plan in the following priority area: • Continue to deliver and sustain critical infrastructure. FINANCIAL IMPLICATIONS There are no financial implications as a result ofthis report. The consulting assignment for this study is expected to be completed on time and within the approved 2011 budget. LOCAL MUNICIPAL IMPACT The Township ofKing, City ofVaughan and Towns ofAurora, Newmarket and Richmond Hill have been actively engaged in the study through participation in Technical Advisory Committee meetings. Municipalities will also be provided with an opportunity to provide input on the draft and final Study Report. The project team will also present the study findings to Local Councils upon request. Potential benefits ofmid-York east-west transportation improvements will reduce traffic pressure in the area road network, including both Regional roads and rural concession roads under local municipal jurisdiction. In the absence ofan alternative route, King Road is already heavily utilized for commuting and goods movement and would therefore benefit significantly from improvements to alternative routes in the mid-York area. Transportation Services Committee 11 January 11,2012 Engineering and Public Works and Planning Departments Page 22 of 181 Joint Report Number JR-2012-01 Mid-York East-West Transportation Improvement Study Progress Update 7. CONCLUSION This report includes a progress update and discussion ofthe key observation and draft recommendations reached as part ofthe Mid-York East-West Transportation Improvements Study. Municipal and Agency stakeholders have been actively engaged in this Study through participation on a Technical Advisory Committee and will also be provided with an opportunity to provide input on the draft and final Study Report. A final Study Report is expected to be completed in early 2012. Staffwill report to Council in early 2012 with final recommendations from this Study and a strategy for next steps. For more information on this report, please contact Steve Mota, Program Manager- Transportation Engineering, Infrastructure Planning Branch at 905-830-4444 Ext. 5056 or Loy Cheah, Director, Infrastructure Planning at Ext. 5024. The Senior Management Group has reviewed this report. Recommended by: Approved for Submission: Kathleen Llewellyn-Thomas, P.Eng. Bruce Macgregor Commissioner ofTransportation and ChiefAdministrative Officer Community Planning December 15, 2011 Attachments: 1. Study area, existing road network and alternatives 2. Decision relevant assessment factors 3. Summary ofeffectiveness oftraffic diversion 4. Schematic ofrun-out option and its effectiveness wl/ SCWgr 12 Transportation Services Committee January 11,2012 Engineering and Public Works and Planning Departments Page 23 of 181 Joint Report Number JR-2012-01 COUNCIL ATTACHMENT 1 Study Area, Existing Road Network and Alternatives Engineering and Public Works and Planning Departments Page 24 of 181 Joint Report Number JR-2012-01 COUNCIL ATTACHMENT 2 Decision-Relevant Assessment Factors Transportation Factors - Traffic volume forecast to utilize each alternative - Potential diversion oftraffic from King Road, Highway 9 and Teston Road - Potential for new interchange to conflict with Highway 400 mainline operations - Compatibility with future GTA West Overall road network connectivity - Compatibility with planned transit services and cycling facilities Engineering and Technical Factors - Constructability Issues - Compliance with MTO and York Region design standards Degree ofdesign challenge Construction cost Natural Environment Factors Potential impact to: - Oak Ridges Moraine Plan and Greenbelt Plan Areas Fish and aquatic habitat - ANSI and ESA designated areas Wetlands - Woodlands and other upland vegetation Wildlife habitats and linkages - Ground water - Natural Heritage Systems (NHS) Socio-Economic and Cultural Heritage Factors Potential impacts to: - Properties (land takings) - Site access - Cemeteries, schools, places ofworship, unique community features - Community activity/mobility and community character - government goals/objectives/policies - Agricultural operations - Built heritage features and cultural heritage landscapes - Provincial and local parks and recreation sites - Archaeological resources Engineering and Public Works and Planning Departments Page 25 of 181 Joint Report Number JR-2012-01 COUNCIL ATTACHMENT 3 Summary of Effectiveness of Traffic Diversion Traffic Diversion (%) Traffic volume from Existing Interchanges on the Corridor Carry (2031 a.m. Corridor Forward peak hour Teston King Alternatives Alternatives both Highway 9 directions) Road Road Kirby 3,300 16.4% 6.8% 1.3% King-Vaughan 4,700 10.8% 28.3% 1.2% • 2,600 1.2% 23.7% 7.3% 2,300 0.9% 15.2% 7.6% 2,200 0.7% 16.6% 12.1% • 2,900 0.6% 16.0% 16.4% * Assumes existing interchange at Lloydtown-Aurora Road removed Engineering and Public Works and Planning Departments Page 26 of 181 Joint Report Number JR-2012-01 COUNCIL ATTACHMENT 4 Schematic of Run-out Option and its Effectiveness •^ „„ ,, . ~ ., ,. Traffic Diversion from King Total Diversion from 3 Type of King-Vaughan Road Interchange rtoao \/o) existing interchanges f/o) Full Interchange with Highway 400 and GTA West 28 13 Full Interchange with Highway400 plus GTA West 47 24 'run-out' connection to King-Vaughan Rd Engineering and Public Works and Planning Departments Page 27 of 181 Joint Report Number JR-2012-01 TOWNSHIP OF KING DATE: January 16,2012 TO: Committee ofthe Whole FROM: Planning Department SUBJECT: Planning Report No. P-2012-03 Zoning Amendment Application Z-2010-06 Site Plan Development Application SPD-11-27 Lots 4,5 and 6 ofPlan 356 2109,2115 and 2121 King Road, King City Agent: Stephan Kuzoff Applicant: Bowood Properties (2006) Inc. Owner: Bowood Properties (2006) Inc. In Trust 1. RECOMMENDATIONS: The Planning Department respectfully submits the following recommendations: A. That notwithstanding the below noted recommendation contains changes to the proposed by-law as it relates to permitting more than one commercial use on the subject property which was not specifically identified at the time of the public meeting, that Council deem that in accordance with Section 34(17) of the Planning Act, that further notice in respect to this change to the proposed by-law is not required. B. That Zoning By-law Amendment Application, File No. Z-2010-06, submitted by Bowood Properties on behalf of Saeed, Jones/Newton and Quesnel to rezone the subject property, described as Lots 4, 5 and 6 on Plan 356, from "Residential Urban (Rl)" to "Commercial General (CI) Exception" BE APPROVED and that the implementing by-law be enacted at a subsequent meeting and include the following: 1. to permit one or more of the following Commercial General ("CI") uses: a) Banks and financial institutions; b) Business and professional offices; c) Commercial schools; d) Custom workshops; e) Institutional uses; f) Medical or dental clinics; g) Private clubs and institutions h) Printing shops; i) Restaurants and take-out restaurants; Planning Department Report Number P-2012-03 Page 28 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 2 j) Retail stores; k) Service shops, light; 1) Service shops, personal. 2. a Front Yard Minimum measured from King Road of2.5 metres and from Banner Lane of3.4 metres; 3. elimination ofthe loading space requirement; 4. a Parking Space shall mean an area not less than 15.6 square metres, measuring 2.7 metres by 5.8 metres exclusive ofany aisles or ingress and egress lanes; 5. a buffer area, as required by Section 6.34(v) ofthe Zoning By-law of: a) 2.5 metres measured from the south lot line; b) 1.5 metres measured from the west lot line; 6. a planting strip, as required under Section 6.37(H) ofthe Zoning By-law of: a) 2.5 metres measured from the south lot line; b) 1.5 metres measured from the west lot line; 7. the replacement ofa planting strip under Section 6.37(iii) with a privacy fence set at a maximum height of 1.85 metres abutting the south lot line and set at a maximum height of 1.85 metres abutting the west lot line for a distance of29.6 metres. C. That Site Plan Development Application, File No. SPD-11-27, BE APPROVED subject to the following: 1. That subsequent to this approval and prior to the issuance of the Building Permit, the applicant shall: i) Enter into a Site Plan Development Agreement with the Township, to be registered on title. The Agreement shall incorporate the Township's standard format/provisions including general property and landscape maintenance requirements, and other conditions and provisions determined to be necessary and appropriate by the Director of Planning including future commitments to enter into joint access agreements with abutting owners once adjacent properties are re-developed in the future; ii) Obtain written consent from the Region of York with respect to compliance with the conditions of the Region's site plan requirements as identified in their letter of April 7, 2010 and fulfillment ofthe attached draft conditions ofsite plan approval; Planning Department Report Number P-2012-03 Page 29 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 3 That the materials to be incorporated into the building design be recognized as the following: i) Building fascia brick: Devon Cream (Hanson Brick Product Code 1255); ii) Building accent brick: San Antonio (Hanson Brick Product Code 1273); iii) Building architectural block: Burgundy, as presented; iv) Building moldings: Bullnose Stone sandblasted white, as presented; v) Building roof parapet detail: Agway Metals Inc. Profile 4-150 Royal Blue. Any substitutions shall be brought back to Council for consideration. PROPOSAL: The owner has submitted a zoning by-law amendment application to amend the Township's Zoning By-law 73-54, as amended to permit the development of a single storey commercial building measuring approximately 557.42 m2 (6000 sq. ft.) of gross floor area with provisions for up to three uses. The primary user has been identified as the Royal Bank of Canada while provisions have been made to add up to two additional tenants, one of which has been identified as a Subway sandwich shop. The original development concept presented to Council at the public meeing in April 2010 proposed only a single use, being the Royal Bank. The subject site consists of three residential lots each supporting a single detached dwelling and related accessory structures. The development proposes to assemble all three properties and demolish all the existing structures. The development also includes a parking area, landscaping and stormwater management works. In June 2011, the applicant submitted a detailed design package as part of an application for Site Plan Development Approval in accordance with the Township's site plan control by-law (#90- 20). 3. PROPERTY DESCRIPTION: The lands are located on southwest corner of King Road and Banner Lane in King City. The three lots together is 2089 m2 (0.52 acres) in size with a frontage along the King Road of approximately 54.87 metres (180 feet) and a depth of approximately 39 metres (127 feet). The subject lands are bordered to the north and east by commercial properties and to the west and south by residential properties. There is currently a single detached dwelling on each lot as well as some accessory structures. Planning Department Report Number P-2012-03 Page 30 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 4 PUBLIC MEETING: The statutory public notice and meeting have been completed. The public meeting was held by Council on April 26, 2010. Minutes ofthis meeting are attached as Appendix '1'. Several members of the public identified support for the application and identified the improvement to the physical appearance ofthe area, the potential to increase employment and potential to increase taxation. Other members of the public voiced their concerns about the proposed development which included the following issues: Location ofthe entrance; Incompatibility between residential and commercial buildings; Traffic congestion and volume; Potential noise from a roof-top air conditioning unit; Height ofthe building; Drainage issues; Insufficient parking; Impacts from car fumes; Garbage concerns; Snow storage areas; Impact on property values Reduced privacy; Security concerns; The need for another bank in King City; Prefer to have buildings that are small and with heritage characteristics. 5. AGENCY COMMENTS: As ofwriting this report, staffhas received the following comments Departments/Agencies Comment Accessibility Committee The Township's Accessibility Committee had an opportunity to review the submitted plans and provide comments. On October 4th, 2011 the Committee identified the design features that would provide greater accessibility. The Committee also commented about the re-location of a parking space on the assumption that the rear doors were open to the public. The architect has confirmed that the rear doors are restricted service and delivery entrances only and as such, the accessible parking spaces remain unchanged. Building Department A building permit is required and all new structures must comply with the Ontario Building Code. All Fire Department access routes and access openings must be provided. A grading review and fee in accordance with the Township's fee by-law 2011-021 may be applicable. Previous comments provided by the Building Department Planning Department Report Number P-2012-03 Page 31 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGES also indicated a building matrix and entrance permit are required. Finance Department The Township Treasurer commented that a reduction in the Development Charges may apply given the existing buildings on site. The taxes for the properties have been paid up and are up to date. Fire Department The Fire Prevention Officer verbally commented that should the building contain sprinklers, the fire connections to the building shall face King Road. The applicant has confirmed that the building will not contain sprinklers; however, will be situated within a reasonable distance from two municipal fire hydrants. Engineering & Public Township Engineering and Public Works (EPW) staff Works Department provided comments on August 26th, 2011 advising of certain technical matters and advising of certain site plan development conditions appropriate for incorporation into a development agreement. Upon review of the final submission, EPW staff has advised of no further comments. Economic Development In April 2010, the Economic Development Officer Officer reported that Development Charges for the project are estimated to be $161,880 of which the Township will receive $30,120, municipal tax revenue is estimated to be 2.47 times greater compared to the 3 single detached dwellings located on the properties, that any voluntary financial contributions will be placed in a community improvement fund reserve, employment of 14-16 full time positions. Toronto and Region No objection. Furthermore, the property is not regulated Conservation Authority and therefore does not appear to affect any policies or programs ofthe TRCA. Region of York Regional staff provided their original comments on April Transportation & Works 7th, 2010 advising that the only access permitted to the site Department will be approximately 43 metres south ofthe centreline of King Road. It was also identified that a 6 metre daylighting triangle is to be conveyed to the Region. Regional staff provided additional comments in respect to the site plan application and identified that the engineering drawings and Traffic Impact Study are acceptable and that Forestry comments are still pending. Control Architect - Brook Brook Mcllroy has provided a memo dated January 9"1, Mcllroy 2012 advising that many ofthe initial comments identified have been addressed in the final submission. The applicant's architect has provided his responses to the remaining questions/concerns. A more detailed review of their comments is provided in Section 6.2 ofthis report. Planning Department Report Number P-2012-03 Page 32 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 6 ANALYSIS & DISCUSSION 6.1 King City Community Plan (OPA #54) The subject lands are designated as "Core Area" by the King City Community Plan. The permitted uses within the Core Area designation include commercial uses such as mixed use developments, office uses and residential. More specifically, the community design strategy contained in the Plan focuses on encouraging new development which complements the existing character of the area. The subject application proposes to construct a new 557.41 square metre (6000 sq.ft.) one-storey building with provisions for up to three tenants, including a Royal Bank and a Subway Sandwich Shop. The development will be supported on full municipal servicing. All pedestrian entrances for the commercial building are proposed to be located on the north side of the building facing King Road. Service and delivery entrances are planned for the south side of the building adjacent to the parking lot. Property access is planned from a single entrance off of Banner Lane. The Region of York Transportation and Works Department staff has confirmed that no entrance would be permitted from King Road for the proposed development. The building would consist ofa brick facade using a combination of fascia brick (sandy brown-Devon Cream) and accent brick (brown-San Antonio) supported on a stone base (burgundy) with horizontal bullnose stone (white) moldings. During the site plan review process, Township staff identified a need to emphasize the individual units in the building using various architectural details. Through discussions with Township Planning staff and the Township's control architect, the amount of glazing on the building has increased with an emphasis on transparent glass where possible, including in the rear service entrance doors. The amount of blank wall space has been reduced significantly. The one storey building is proposed to have a front facade resembling a peaked roofwith a recessed mansard-like roof in a royal blue colour. Lighting on the building is proposed using a series of globe lamps situated in locations to coincide with the vertical bands of accent brick. Directional lighting using overhead lamps are proposed for the wall signage and thereby no backlit signage will be used. This helps to reduce light pollution as well as add to the heritage characteristics ofgoose-neck lighting. The application addresses many ofthe design principals ofthe Plan including providing a building frontage through minimum setbacks, an attractive street presence and pedestrian friendly environment. The intent of the application is generally compatible with the design guideline principals and land use policies expressed in the Plan. 6.2 King City Village Centre Urban Design Guidelines The Township has Urban Design Guidelines for the King City Village Centre that provides direction to new development in the core in relation to building scale, massing, architectural character and other design features. The Guidelines consist ofrecommended Planning Department Report Number P-2012-03 Page 33 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 7 design concepts that are based on several principals, including promoting a high quality of built form in the Community which is attractive and economically vibrant. Some of the features of the development include providing adequate on-site parking to minimize traffic infiltration into neighbouring residential areas, limiting the number ofcurb cuts for access, installing low maintenance planting fronting parking lots from the sidewalk, installing street trees along the frontage and applying appropriate building materials. Lands immediately to the west of the development that abut Patton Street located on the south side of the King Road have already been assembled for a future commercial proposal. On the site plan, a future connecting link has been incorporated into the design ofthe site. This would allow when future lands are developed the opportunity to connect parking lots and provide access for all commercial properties to King Road via Banner Lane and Patton Street. The proposed development will have a significant affect on the image ofthe community given its location in the core of the village. Banks tend to be significant anchors in the community and once established provide opportunities for other commercial businesses to locate in this general vicinity. Brook Mcllroy Peer Review On the direction of Council, the architectural firm of Brook Mcllroy was retained as the peer review architect for the project. On October 19th, comments were prepared for consideration ofthe applicant. Focus was placed upon improving the King Road frontage and the location of the public sidewalk and building connections. Benches and bicycle parking was identified to improve the overall pedestrian and transportation component of the design. Brook Mcllroy commented on Building scale and identified that the false facade proposed for the Royal Bank reflects the scale of a 2-storey building and acts as an appropriate transition to the surrounding uses. The north elevation facing King Road was determined to reflect the heritage character ofthe Township with the choice ofbrick and provided a high level of glazing. The signage was determined to be discrete and does not detract from the heritage character of the building. It was identified that each individual retail unit should be more clearly defined to reflect a small scale retail street. The south elevation of the building was determined to be more hidden from public view and therefore, it was recommended that additional glazing be provided wherever possible. The applicant's architect made revisions to the plans and resubmitted in November 2011. Brook Mcllroy commented on the final submission of plans on January 9th, 2012 and indicated general satisfaction with the development with some minor notes. A second bench has been requested to be placed on the east side of the building adjacent to the Mobility Boarding area. Of further note, clarifications have been requested in respect to the type ofglazing on the front retail units and at the night deposit and ATM unit area. Planning Department Report Number P-2012-03 Page 34 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 8 6.3 Region ofYork Official Plan The Region of York Official Plan designates the subject lands as being located within a "Town or Village". As such, the Regional Plan defers to the policies ofthe local Official Plan. 6.4 Oak Ridges Moraine Conservation Plan fORMCP) The subject property is located within the Oak Ridges Moraine and subject to the requirements of the ORMCP. The ORMCP designates the lands as being within a "Settlement Area". The Settlement Area designation permits those uses which are permitted by the Township's Official Plan (OPA#54). Planning staff has reviewed the required provisions of the Plan and confirm that the application complies with the ORMCP. 6.5 Zoning By-law No. 74-53 The lands subject to this application are currently zoned "Residential Urban (Rl)" by Zoning By-law 74-53 as amended, which limits the permitted uses to single detached dwellings and home occupations. The subject application proposes to rezone the lands to "Commercial General (CI) - Exception" to provide for a wide range ofcommercial uses. The CI zone currently allows for only one commercial use whereas the Community Plan encourages a mix of commercial and residential uses. The original development concept presented to Council at the April 2010 public meeting proposed only a single use, being the Royal Bank. The current proposal would add two additional tenant spaces, one of which has been identified as a Subway sandwich shop. The applicant did not identify these additional uses within the zoning by-law amendment application and they were not identified at the time of the public meeting. The additional uses became known when the applicant submitted the application for Site Plan Development approval. Nonetheless, Section 34(17) of the Planning Act requires Council to make a decision in respect to whether changes with the proposed by-law warrant a further notice. Given the size and nature of the uses proposed and given that they are supported by the Community plan, Planning staffhas identified to Council under recommendation 'A' that further notice not be given. In addition, the zoning by-law predates the Community Plan and as such, there are various uses listed in the CI zone that are no longer appropriate for the core area. Planning staff presented a list of appropriate uses to the applicant for review that were considered to be both consistent with the core area designation and technically/functionally appropriate in consideration of parking requirements and other standards in relation to the site. Planning staffhas recommended the following uses for the zoning ofthe property: Banks and financial institutions; Business and professional offices; Planning Department Report Number P-2012-03 Page 35 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 9 Commercial schools; Custom workshops; Institutional uses; Medical or dental clinics; Private clubs and institutions Printing shops; Restaurants and take-out restaurants; Retail stores; Service shops, light; Service shops, personal. In addition to changing the permitted uses, the subject application also proposes to amend various provisions of Section 6 (General Provisions) of the by-law and a zone requirement ofthe Commercial General zone. The following is a table illustrating the list ofamendments proposed: Section Description Requirement Proposed 6.26(i) Loading Space 1 loading space No loading space requirement for any commercial, industrial or institutional use 6.32 Parking Space 3mx6m 2.7m x 5.8m Dimensions 6.34(v) Buffer for parking 3m 2.5m (south) adjacent to residential 1.5 m (west) zone 6.37(i),(ii) Planting strip adjacent to 6m 2.5m (south) residential zone 1.5m (west) 6.37(iii) Unpierced hedge row Minimum Privacy Fence 1.8m high height 1.5m 11.2(iii) Front yard minimum 9m 2.5m (north - King Road) 3.4m (east - Banner Lane) A reduction in the Front Yard Minimum requirement from 9 metres to 2.5 metres on King Road and 3.4 metres on Banner Lane allows the building to come closer to the roadways and thereby provides a stronger street presence at the corner as recommended by the design policies within the Community Plan and the recommendations ofthe Urban Design Guidelines. The application also proposes a reduction in the required planting buffer strip under Section 6.37. This reduction is proposed in order for the applicant to provide as much parking as possible and in this case to exceed the parking requirements. The parking requirements are 21 parking spaces; however the applicant is proposing a total of 29 spaces, including 2 disabled parking spaces. If a future connecting link is established as identified on the site plan, there would still be 26 parking spaces remaining. Planning Department Report Number P-2012-03 Page 36 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 10 Although the planting and buffer strips are reduced, the applicant has illustrated in the site plan to provide landscaping and construct a 1.8 metre wooden screen fence to the southern and western properties. Upon further discussions with the applicant, a commitment has been made to provide an acoustic fence along the southern perimeter of the property and a 1.8 metre privacy fence along the westerly lot line between the rear corner of the lot to the front face of the house to the west. A black steel rail fence measuring 1 metre high will continue along the side lot line and continue along the front lot line to a point where the sidewalk crosses the front property line. The dimensions ofthe parking spaces are proposed to be reduced from 3 by 6 metres to 2.75 by 5.8 metres which is similar to several amendments approved for other commercial developments in the Township. The proposed reduction allows for an increase in the total number of parking spaces in order to provide sufficient parking for customers and staff. The Township's Zoning By-law requires a loading space for commercial businesses. Given the nature of the businesses proposed, the applicant has indicated that a loading space is not required for such uses. Staffconcurs and it is proposed that this requirement be eliminated. 7. Discussion 7.1 Site Layout The site plan has placed the building along the frontage ofKing Road with provisions for parking at the rear and side yard and vehicle access from the local road (Banner Lane). The proposed building will have pedestrian access from King Road and will be served by a series of internal walkways and public sidewalk connections. The prominence of the structure will increase due to the exposure at the corner ofthe intersecting streets. The site plan has demonstrated that two disabled parking spaces will be accommodated at a location nearest the public building entrances. The parking layout on site is functional and provides for circulation and sufficient aisle widths. A focus was placed on providing enhanced buffer plantings and an attractive metal fence along the King Road frontage. The parking area abuts two residential properties to the south and to the west and as such, an intense amount oflandscaping and other separation techniques have been employed to reduce any potential impacts. The only access permitted to the property is from Banner Lane. It is situated to maximize the distance from the King Road signalized intersection and to align directly across from the entrance to the King City Plaza. Planning staff has had discussions with the applicant regarding a future joint access with abutting properties and required that the site plan drawing demonstrate the location ofthe connection. The Site Plan Development Agreement will secure for a commitment from the owner to undertake the shared access with neighbouring properties when they are re developed in the future. Planning Department Report Number P-2012-03 Page 37 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 11 7.2 Roads The subject property fronts on to Highway 27, being a Regional Road and Banner Lane, being a local Township road. The Region of York will require a 6 metre by 6 metre daylighting triangle at the intersection of Highway 27 and Banner Lane. The daylighing will become a condition offinal approval from the Region. There are no opportunities for secondary access to the site; however, a potential future connection has been identified that could link the property to the west should it be proposed for future development. 7.3 Stormwater Management The Engineering and Public Works Department through R.J. Burnside has reviewed the stormwater plan for the site and has found the plan to be acceptable. Stormwater management is planned to be accommodated through a controlled system which consists of surface flows draining to the centre of the parking area to two catch basins. Stormwater is then released into a restricted pipe at a pre-development rate into an oil grit separator where it is filtered before leaving the site with outlet to the local storm drainage system. The oil girt separator will require to be maintained by the applicant and appropriate conditions will be identified in the required Site Plan Development agreement. 7.4 Servicing The proposed development is planned to hook into the municipal water and sanitary system. All three residential properties are currently connected to both municipal water and sanitary services. Single connections to municipal services are planned within the Banner Lane road allowance. 7.5 Landscaping The applicant has provided an extensive landscape plan with various ground plantings and trees planned throughout the site. Quality planting beds have been identified along the street frontages and have been shown to comply with the restrictions for plantings within the Regional daylighting triangle. The landscape plan indicates a wide range of native landscaping materials throughout the site. Altogether, the planting plan proposes to introduce 20 new tree species and 188 new shrubs, perennials and grasses. A series of Colorado Spruces (3) and Shademaster Honeylocust (4) are planned for the southerly landscape strip which abuts the neighbouring residential property. A total of three Autumn Maples have been identified to be planted along the King Road right-of-way in accordance with Regional requirements. A total of four (4) Corinthian Lindens (deciduous) have been identified on the subject property adjacent to the Banner Lane right-of-way and appearing as boulevard trees. A total of two (2) trees have been identified for retention, being a Norway Maple and a Black Walnut both situated at the south east corner ofthe lot. Planning Department Report Number P-2012-03 Page 38 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 12 The landscape plan has also shown to enhance the pedestrian experience by a series of walkways and the addition ofstreet furniture. Specifically, one (1) black metal bench and one (1) black bicycle rack are planned to be located between the proposed building and the streetline and will become the responsibility ofthe owner to maintain. Planning staff has also requested that the applicant provide a waste receptacle that matches the colour and material of the proposed furnishings. Overall, Planning staff is satisfied that the landscape plan effectively screens the property from adjacent uses, provides pedestrian friendly features and beautifies the property. 7.6 Noise Attenuation During the public meeting, concerns were raised in respect to noise from potential air conditioning units. The building section plans demonstrate that the mechanical equipment will be placed on the roof behind the Mansard roof portion, thereby reducing the transmission of noise to surrounding residential uses. In addition, the applicant has committed to placing an acoustic wood fence along the southern lot line. 7.7 Garbage The applicant has proposed that garbage be stored indoors with provisions with private pick-up. There is no outdoor garbage facilities planned. 7.8 Lighting The proposed building has shown that a series (12) of globe style wall mounted lamps together with goose neck lamp lighting for the wall signage which has been identified as being identified as meeting the Nightime Friendly criteria. A total of seven (7) light standards measuring 5.5 metres high have been identified for placement adjacent to the parking area and at the driveway entrance. A photometric plan has been prepared demonstrating that there will be no light infiltration on the surrounding residential properties. The applicant has advised that there will not be any requirement for a ground mounted transformer on site due to the electrical plan proposed. 7.9 Signage Signage for the site has been identified on the building elevation plans. The amount of wall mounted signage is considered appropriate and the proposed goose-neck lamps are considered to be in desirable from a lighting design perspective. A Township Sign Permit application will be required. The applicant has advised that the pylon sign identified on the site plan is no longer being proposed as an assessment of the wall mounted signage and site lines from the street has determined sufficient tenant identification. 7.10 LEED Certification Discussions have occurred with the applicant and applicant's architect regarding the likelihood of LEED Certification for the project. The proposed building would measure a Planning Department Report Number P-2012-03 Page 39 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 13 total of 557 square metres of gross floor area and would fall under the 600 square metre threshold identified by the Township's Draft Green Building Policy for certification. Notwithstanding this, there are several practical and design related sustainable measures being incorporated into the development, including waste diversion, landscaping treatments and building material and mechanical technologies. FINANCIAL IMPLICATIONS: The required application fee has been submitted. In addition, any external costs incurred by the Township through the processing and review of the application will be recovered from theapplicant. Any applicable Development Charges will be payable at the Building Permit stage. Also, a parkland levy, in accordance with By-law No. 98-101 as amended is applicable. Collection of the levy may be applied as a condition of the site plan development agreement. The Township Treasurer has advised that all accounts for all properties are in good standing. Furthermore, all properties have paid or are paying for their portion of the King City capitalcharge and have all physicallyconnectedto the municipal sanitary service. The Township's Economic Development Officer previously advised that the new commercial use will generate more municipal tax revenue than the three residential properties. The proposed tenant (Royal Bank) will employ between 14-16 full-time employees thereby providing additional jobs in King City. CONCLUSION: Planning staff is supportive of the subject application. The proposed uses are consistent with the core area policies ofthe King City Community Plan. In addition, amendments to the general provisions and the CI zone requirements of the by-law have shown to be consistent with the intent ofthe Village Centre Urban Design Guidelines and have shown to be relatively minor in nature. The development will provide an attractive building situated at an important location in the core area of King City. The overall architectural design and site plan have demonstrated a high level ofconformity with the Village Centre Urban Design Guidelines and has been supported by the Township's control architect. Planning staff is ofthe opinion that the application improves the pedestrian experiencein the core and presents no significant compatibility concerns with surrounding properties. The development will also contribute to the economic development ofthe community. It is recommended that these applications be approved, as per Section 1 of this report, and that the implementing by-law be enacted by Council upon the completion and execution ofa Site Plan Development Agreement. Planning Department Report Number P-2012-03 Page 40 of 181 Re: Zoning By-law Amendment Application Z-2010-06 PLANNING REPORT NO. P-2012-03 PAGE 14 10. ATTACHMENTS: Schedule 1 - Location Plan & Aerial Photo Schedule 2 - Colour Rendering by Bulakhv Design Studio Schedule 3 - Site Plan (SPA-1) Schedule 4 - Floor Plan & Building Elevations (A-l) Schedule 5 - Roof Plan & Schedules (B-l) Schedule 6 - Tree Preservation Plan (VI) Schedule 7 - Landscape Plan (I) Schedule 8 - Site Servicing & Grading Plan (11130-SSG-1) Schedule 9 - Photometric Plan by Acuity Brands (2 pages) Schedule 10 - Outdoor Lighting Details (4) Appendix 1 - Minutes of Council Meeting - April 26, 2010 Appendix 2 - Accessibility Committee memorandum dated, October 4, 2011 Appendix 3 - Building Department comments dated, August 8/11 Appendix 4 - Finance Department email dated, August 18, 2011 Appendix 5 - Engineering and Public Works memo dated August 26, 2011 Appendix 6 - Engineering and Public Works memo dated January 9, 2012 Appendix 7 - R.J. Burnside letter dated, January 4, 2012 Appendix 8 - Region ofYork Transportation letter dated, April 7, 2010 Appendix 9 - Region of York Transportation email dated, September 27, 2011 Appendix 10 - Brook Mcllroy comments dated October 19lh, 2011 Appendix 11- Brook Mcllroy comments dated January 9 , 2012 with responses from applicant's architect in red. Appendix 12 - Letter response from MR Neumann Architect dated November 25", 2011 Prepared by: J^y? Recommended by: Paul Kulyk v^_ Stephen Kitchen, B.E.S. Planner Director of Planning Planning Department Report Number P-2012-03 Page 41 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Location Map & Aerial Photo Site Plan Development Application File Number: SPD-11-27 Zoning By-law Amendment Application File Number: Z-2010-06 Plan 356, Lots 4, 5, and 6 2109, 2115 & 2121 King Road, King City Owner: Saeed/Jones-Newton/Quesnel Applicant: Bowood Properties (2006) Inc. Schedule 1 0 4.5 9 27 36 IMeters Prepared by TownshipPlanningof King Department Report Number P-2012-03 Page 42 of 181 Planning DepartmentRe: Zoning By-law Amendment Application Z-2010-06 Planning Department Report Number P-2012-03 Page 43 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Re: Zoning By Planning Department Report Number P r REVISIONS KING ROAD MM 0*NOW NOILS I 11AK0ATO (m.—Cl of IK WiVi* or >mcCWrtTiIUH rmt C IK su Ha* c*a«»«s 1 «u co*iuuchQN «om 'o « c*m«o our m *««c«*er bin tk (kovwcmii'S or ^»c (•7CIN-HU-M KA.T. AnO 1**II» ACI A"0 •tOAAroiJ ft* tO"*'f«XT>n>i FWMCti mucmii II * ANO 0IMI» Affltno TtiaNVf CO'ANlL'lklV 4 IMC OiNtBAm0/O* Hi ftCMSIXTATM SWAil »(('*• All OtlriMHln AWAS10OfiO-A' COMltnN t-i mi tin and >o ik lAiiVAcnow a ik tow.!™-. l«* ohu .««.**• AMt HWlWAOr .UV( WIN NVtCUD A*0 aMHOM.0. i THf tocAiKN (# a.i VNua/A|«i-.i caa>o umtts awj iisucri^fs 4 Apr*:Mv«,tc ok* ft i> '* *<« >""" <" "< 0HA«W«» IK »CtU«AC* V Tt- lOCAItON'oi uruccs u NOT CJa-a^tiid nj WM» A-al/0* «i •frtlWi'iVfl *>.«u £*'(••*•< IM. ... uiur*i uta iT*txn#(i «y crwiuirn; ik ***«;*"«•.n AurH«tT.c$ « yiitT''cowpwcs' HI WO* IfXAIlOfJ CLAN tc*d=-«3r>«. ow.ra i-aii f-orf n< icc»«w or sict unurti anj s:*v:rj«s **o J^'u "«K ah ttAfuirr »d» 0Ai*ACfon hiicoaion c kuji - a »*«. (a»Aei(6Wpn or ic«- c»uskii*^. Lwiur^-w^^. iLO-aA* 2012 • ah cONCifir tow ran. mi'-c «oao a*» io it»«t uk >au a: oa«h» dm 'o« - - !'*•" I HI* AMI A.IK MM B< •HOU, tWCMAlA 2010 03 ii nm io K ioo—i r^ci woo. o»x»a. cxtiamx »W 'C«»^ itammki i] i«ci:a»1 v-au "01 t"CT0*J> On tOAfiAfiO to* i«jii Kiu.ug (Xaou X •»rn*o '* *OK» *• lAI*«^ia M*A1 MO O- MRUS s^Hi -Ct liqto J >OV9<-A >"J 1 *«TCAl f. r.^«,sf CMAOtl AIUUIU - >1 VWW( 0*AtKg w^ii mm t»-Ot\ -JI «i u 06 t> O.I--M lUii". UiMl « OKCnO COWMAfO w« bwJ am> O(V940 tq vm»*#. -t»3 cui-o-r i»t u^i cn»«rNM a- tk r«^(«n lmc caw ». co*uu okt, t-i ca*ifro> v urox ACt^itJ. •«*««. ,.*« '* ( ;•• ;•>- •••••• v--., - ( ,,-.,:7: _.. . _...,,. :,,.;. , .,._ ;Tv.^: ...pJ wIk ^?f*^ w '*H,*", *° **"w"uk. » ik savtacio. fo tK v»r*a o> a,, iAAUh« v*as *o »aAitfl o A»(A1 •••• T< at| V*| H *A«D •!- A .AIO -^J> *tJJ"lWf»*t AK AS lO.lf.-. • ••>•» tlJWACHD Wfl" O •*! AV*N*iI-:o» ccxsy 0i"o'(i un*NS uouC"; nc .•<»»• • %>— coo>Acno «riw » !>,• .•/.si.phi,i rxuisi (wgoJl »i*oti r-»ofo«o awx timtw* i, i!i>- mtwACTia rrrm « «-«• r*vtKn run ••itiioMt-(»AviA« my < JO0-™ lOWAliia Clfl- O" Mm CMrtKM **JN UK SICK-U>ANAAll9J&4UU. r *»Ol at tjwtw Of *•* I--IA- ll-IA] fr»co»c much nan or rwrowo co*c clmb :i m-ou m:.hu*>» www m as 'o ommak ous- anooikh »«aBitrw. •*»«*(! pinc'ii «omei\«M to*o*»< iuwuh i uooa a« now vr» -i •*» ♦■ OEWl? rvOUC CUt'AMCl REV1CWC0 MUNfUUAMN-AnClMirCI Page 44 of 181 CAUTON RAM-SI *-( ASMOKMC "ii ...i K'llWLD 10 *K K«JI-l*«.<- KC 1 I IW tteCAA/MIMPlACC W'DWfOWIO l> v-uw. on r\AN turi* »nou 1AHI IWViJtD jr ouiiN3iovw.rA«uoin isj LUT Of MttC »OaD Al MHMO B« KlCO r\» JS*. HavwC * WCiW I* YOK* Itfrt-VM- V DHIMf AtlrlNOI PA'JD Cf ttXD •JCWMMBrts, •II- ADctoNAi m^oo-ouM) uftvwri n-Ai ,s • ULKWinilM 'AXpSIUlUtt « t*sc ..aLtaSfc^ iw uniiaiiot">•>.mm Bi^CMUAB- acvAniws a*i aootrc a«o *m wnwio to r> wo ro-iu ccscrro« cf**c. navciiK ca»«"X "»tC "o ovt* C"» ukciaiu' HI 1- l.-'ll". . Proposed « c« •mi n tARit vi -shm-jtau* n i ia« of cone nwr fo» •tavmo » ComrporctalDcvclopmenl -Urt«A« »I Ht C-Hf- Of St-W-CTWf. Olln. ABOK » "-'"•Ml i-.--v- omen i (itSTX OKIMIM Of "tPJ V Hi'.' •• MOII rW-l [KAAO fTKl SIH^T *rfO«H»tO" OilAKO t*OI 1 <\1* f»« tIA.f • W ion a.i ano •. «tMti«ft n*M «• JBPS.„ •—"i"i ecrtwu McrtRKS pool) nc 1 • - 06 Page 45 of 181 FLOOR PlAXt BIIIDING ELEVATIONS — — mmm - .-••*- ^2918 Planning Department Report Number P-2012-03 Page 46 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Schedule 5 II ill •••:' Schedule 6 Planning Department Report Number P-2012-03 Page 47 of 181 Re: Zoning By-law Amendment Application Z-2010-06 I I •: Re: Zoning By Planning Department Report Number P - law Amendment Application Z - 2012 - - 2010 03 - 06 Page 48 of 181 lUBiClKjfilli. KING ROAD • S.TIK. 5 I >••• ilu- / -^ '-.---' - n*"» . •a.»»h»i «iw [ ,/I * "*--w "''• l> Page 49 of 181 "^.•PSaBTW 0 iw-tci a «i3*n. tSST"" « r* IE* a* M ac tone. •> i»«i **yoMo nr»na> O e-**«» ho «*-( i«l •.«;iimr.[.i •Mm I •_'. I'W'rtn im- 06 - r."i-.;.-tir,51!: ;rs-s 03 2010 - - ••-"«.«<- •• -• i»*bi"a! r»*i '• '""•' " ^*- 2012 - rvc Jtu • i.« DOWOOO PROPERTIES (2C06) INC. law Amendment Application Z - PROPOSCO COMMERCIAL DEVELOPMENT -yssz-xs '.-Sli""- 11 20O9. 2015 4 2121 KING ROAQ /U-,«I .-•».. /~™„ „„ jgg gg uwunr or kimk \"P«*SHBlr—-"-»•>• «-»••< •-.». 1SrSSies-., f*fSI«n< •.-»"-. i , -.1 . „ ^^_^ H«l" •TMOVtO IM«|«) _~~-i*a— »• vuH (mO SITE SERVICING & GRADING PLAN f^~ IK— MWK —It--. (-. ) RECei Planning Department Report Number P Re: Zoning By TESO m j i n STORM SFWFR LNSULATION nFTAIt •• K.TS. ORIFICE PlPf nroiL HAS. 11I30-SSG-I (D co CD OJ sz Re: Zoning By Planning Department Report Number P o CO Zio I l tf )°MS dci'S - -on Guimcjq law Amendment Application Z SIN "I'HS UOZ W«IV 30 iOuBjSoo - 2012 Z> CO - - 2010 03 73 O M - Q. 06 P° CD OJ 3 3 CD 0) D (D Page 50 of 181 LUMINAIRE SCHEDULE Symbol Label Qly Catalog Numbor Description Lamp File Lumens LLF '.'.'.ill-. ASW1 100M AERIS ARCHITECTURAL ONE 100-WATT CLEAR C 10 SR4SC BUILDING MOUNTED ED17 METAL HALIDE. ASW1 100M 8500 0.70 140 Re: Zoning By Planning Department ReportNumber P • LUMINAIRE. SR4SC HORIZONTAL POS. SR4SC.ies (SEGMENTEDTYPE IV. FORWARD THROW, SHARP CUTOFF) DISTRIBUTION. lOOWMr- W/ CLEAR LAMP. MEETS THE 'NIGHTTIME FRIENDLr CRITERIA AS2 250M SR2 MS ARCHITECTURAL ARM- ONE (1)250 WATT *m • 7 (PULSE START) MOUNTED CUTOFF CLEAR BT28 PULSE AS2 250M SR 22500 0.70 288 LUMINAIRE WITH SR2 START METAL HALIDE 2 IIS (PUCSE - "STA"RT).ie$ law Amendment Application Z REFLECTOR. BLACK LAMP IN HORIZONTAL INTERNAL HOUSE SIDE POSITION SHIELD. MEETS THE 'NIGHTTIME FRIENDLY' CRITERIA STATISTICS Description Symbol Avg Max Min Max/Min Avg/Min Banner Lane Entrance 1 4.8 to 8.0 Ic 1.9 (c 4.2:1 2.5:1 Light Tresspass 1 0.11c 1.41c 0.0 fc N/A N'A - 2012 Parking Area + 3.51c 7.71c 1.3 tc 5.9:1 2.7:1 - - 2010 03 - NOTES 06 1. LIGHT LEVELS MEASURED IN FOOTCANDLES. 2. POLE MOUNTED LUMINAIRES MOUNTED AT 5.5m ABOVE GRADE. 3. WALL MOUNTED LUMINAIRES AT 4m ABOVE GRADE. Designer DE Date Page 51 of181 Apr 24 2011 Scale NTS Drawing No. 2 of 2 Features • Provides excellent coverage and uniformity, suitable for general and localized lighting • Smooth dimming without any colorshift (optional) Versatile with several lamp types and hardware finishes Vandal-proofwith optional glass globe and wire guard Stays ON in case of a power failure with the optional emergency ballast Quality components combined with the most current technology for high efficiencyand reduced lighting costs Cool operation for extended lamp and component life • Lightweight construction for easy installation and less structural stress • Maintenance is simple; easy to clean and re-lamp Applications The China is ideal for illuminating areas where localized distribu tion is necessary, such as doorways and entrances, laneways, patios, and could provide adequate nighttime security lighting. It lends itself to commercial, and industrial applications that could benefit from materials and maintenance cost reductions. China could either augment the existing lighting system, or illuminate a small to medium-sized area. Fitted with an optional globe and wire guard, it becomes weatherproof and vandalproof while providing good nighttime visibility. Reflector The 16" (40.6 cm) diameter reflector is made of high grade (greater than 99% pure) aluminum. With a baffled design, the beam is semi-cutoff to produce good vertical illumination. The reflector assembly is supported by a rigid conduit (1/2" NPT) con nected to the cover plate. Lamping The China is designed to operate with 18W LED, compact fluo . Optional LEDDrr.sr cr rescent (32W max.), metal halide (70W max.), and incandescent CF/MHSoilost lamps (150Wmax.), for design flexibility. -•. - Ballasts LED Dimmer Electronic compact fluorescent and pulse-start metal halide bal The optional LED dimmer can be installed into a standard lasts used with the China share many attributes that contribute to switchbox. It controls the intensity of the light output over the up the quality of light, energy savings and safety: per 90% of the range (10% min. to 100% max.). Integrated pulse • Virtual flicker-free operation width modulation (PWM) technology ensures a consistent color • High ballast factor of 1.0 for maximum lumen maintenance temperature (CCT) when making adjustments, for no color shifts or blurs. You can adjust the amount of light while maintaining the • High power factor greater than 90% same quality. • Low THD: CF < 10%; MH < 15% Mounting • Sound rated "A"for the most quiet operation Mount on a wall, directly over a standard 4" electrical junction box • EOL protection switches output OFF on lamp burnout with 3VS" holes c/c. • Environmentally friendly, containing no PCB's Finish • Color-coded leads for easy installation The China wall mount luminaire is available in a multitude of poly • Manufactured to ISO9002 Quality System Standards ester powder coated, RAL and specialty finishes. The reflector is CF ballasts are also equipped v/ith a RFI circuit to eliminate any painted white to maximize reflectance, then the specified finish is electromagnetic interference. applied to the outside. See the color chart for available finishes. LED Driver Compliances The LED source is controlled by an advanced electronic driver for The China is UL and USTC listed, complies with the Consultants cool, flicker-free operation and energy savings. Built from quality Europe directives, and rated IP55 for indoor and outdoor applica components, the driver delivers consistent power, and extends tions. LED lamp life. The driver is installed inside the ballast enclosure, and can be used on a 120V line. Planning Department Report Number P-2012-03*®-IP55@l§]C€ Page 52 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Schedule 10 felkiMMri.l rjRab Design Available in two sizes, 14" and 22" dia. Basket is cast aluminum in black powder coat as standard. Custom finishes are available, consult factory. Globes are seamless acrylic, opal white standard. Polycarbonate material in clear or bronze are also available, contact factory. Ballast can be mounted in head, pole or arm. The standard design 14" slips onto a 3"dia. (76mm) x 5" high tenon;The 22" slips onto a 4" dia. (10T.5mm) x 5" high tenon. The wall bracket mount comes complete with arm and mounting plate. Sockets are.medium base, 4kv pulse rated. OPTICS APPLICATIONS % Borosilicate glass refractors are available in Type III and • Schools TypeVlight patterns. Opal Globe offers diffused sym • Shopping Malls / Plazas metrical light distribution. • Business Improvement Areas • Recreational Facilities ° Streetscapes DIMENSIONS CBC-22 / CBL-22 CBC-14/CBL-14 CTC-22/CTL-22 CTC-14/CTL-14 ORDERING INFORMATION Choices Available: SERIES/STYLE WATTAGE/SOURCE VOITS FINISH OPTIONS Bit-r-iitfr.ii.r.ii'i •;ol/l'rGlobo-fl|Kil) 35,50,70HPS 120V QC or CBC - Clem Globe, change. T Io "C" IM'Bosket1/liTGlbbfrOpal) SO, 70 MH 347V I!/.I - Bronze- lini glolii v LE-Polycmliomilr ([1,2? PosMop (22" Bristol/20"Glulii,-ll|iiil, I 70,100,150WIIP.> Ior PRV - Internal Bbrosillcalo Glass Rofraclor CBL-22: Wnll-BrackoJ K-2 llmtoi/7.0Tilolio--0|iiil) j 70,100; I75WMII (Recommendod-wllh Cioar Globo) Planning Department Report Number P-2012-03 Page 53 of 181 Re: Zoning By-lawOrdering AmendmentExample: ApplicationCBL - 22 - 100MH Z-2010- -34706 - BK - PRV - LE •a WK •••••i iH leu ay Cast aluminum top cap (removable to service bailast): Wall mount only, see page 51 for pendant and ceiling mount versions. Dark bronze finish is standard. Fixtures supplied complete with lamp. Ballasts are HPF Extruded aluminum arm Cast aluminum wall mounting plate Spun aluminum reflector APPLICATIONS ORDERING INFORMATION ° Building Facades Fixture Description P2R and P2S • Malls Ordering Example P2S 70HPS W • Door entrances ° Lobbies CATAlOGUErf WATTS SOURCE VOLTS 1 WALL - Square P2S70MI 1 70 Metal Halide 120V • DIMENSIONS P-2S100MH-W 100 ' MelalHallde sld: P2S70H! 70 Ilinli.Pfwsu'ro-.Sodiuni 6.75' 6' p?5iODi;; 100 HlgH Pressure Sodium ^_117lent) (15.2cm) WALL-Round 70 MetallHalide 120V \ \ HAY Melal Halide sld. P2H70HI&W 70 High pressure Sodium 17.5" 17 5- K*5cm) 144. wnl P2R100HPS-W -High.Pressure-Sodium- " Consult factor/ for olhc-i voltages OPTIONS (add suffix to catalogue number) Square Round MB Miligroove baffle AEL Automatic Emergency Standby Light PG Prismatic Glass Lens E Clear Tempered Glass Lens Planning Department Report Number P-2012-03 Page 54 of 181 • Re: Zoning By-law Amendment Application Z-2010-06 TMS Lighting Page 1 of i TO/DSLO-fllNG PRODUCTS CUSTOMER CASE COMFAUY histom SIGN 24 PRODUCTCODE 24 - 1. LAMPING A. 1x 200WINC(Outdoor) 3. 1x42WPL-T (Wall-mount Ballast- Indoor) C. 1x42WPL-T (Wall-mount Ballast- Outdoor) D. 1x 100W MH ED-17 (Wall-mount Ballast- Indoor) E. 1x 100V.' MH ED-17 (Wall-mount Ballast- Outdoor) H. 1x42W PL-T(Remoto Ballast - Indoor) J. 1x 42W PL-T (Remote Ballast - Ouidoor) K. 1x 100WMH ED-17(Remote Ballast - lndoor| L. 1x 100W MH ED-17 (RemoteBallast•Outdoor) M. 16W LED N. 20W LED 2. VOLTAGES 1. 120V 2. 277V 3. 347V 4. 220 to 230V 3. FINISHES F*» TMSStandard Color (specify) RL RALCustom Color (specify) 4. OPTIONS RMD Remote Mount LED Driver IHD Integral Mount LED Drivor OML LEDDimmer(0 - 10V,current sinking control system) •MD DimmingBallast Advance Mark10 (CF Only) DMDL Dimming Ballast Lutron(CFonly;Consult TMS) BU Emergency Ballast Remote (CF only; Consult TMS) GR330 Wire Guard -10" (25 cm) TheSign 24floodlight is Idealfor Illuminating signage and facades at close range.It is designedIoproject at a 60' angle ofIncidence IocoverIhefull height ofthetarget area. Tl/S Lighting Inc Home Products Contact Company Custom 905 793 1174 Planning Department Report Number P-2012-03 Page 55 of 181 Re: Zoning By-law Amendment Application Z-2010-06 TOWNSHIP OF KING TO: FILE STEPHEN KITCHEN EXTRACT FROM THE MINUTES OF THE COUNCIL MEETING HELD ON APRIL 26TH,2010 5. PUBLIC MEETINGS 5,2 Planning Department Report Number P-2010-22 Zoning Amendment Application Z-2010-06 Lots 4, 5 & 6, Plan 356 2109,2115 and 2121 King Road, King City Agent: Stephan Kuzoff Applicant: BowoodProperties (2006)Inc. Owners: Saeed,Jones, Newton and Quesnel (a) Presentation byStephen Kitchen, Director ofPlanning Mr. Kitchen reviewed Planning Department Report P-2010-22 outlining a proposed a proposed Zoning Amendment Application on the subject lands known as Lots 4, 5, and 6 ofPlan 356, 2109, 2115 and 2121 King Road, King City. The lands are located on the southwest comer of King Road and Banner Lane in King City. The three (3) lots together are 2089 m2 (0.52 acres) in size with a frontage along the King Road of approximately 54.87 (180 feet) and a depth of approximately 39 metres (127 feet) and are bordered to the north and east by commercial properties, to the west and south by residential properties. Mr. Kitchen advised the proposal is to amend the zoning for the subject lands frofn Residential Urban (Rl) to Commercial General (CI) - Exception in order to accommodate a single commercial use (Royal Bank ofCanada) and to seek relief from buffer, planting strip, loading space, parking stall size and yard requirements. The subject lands are designated as "Core Area" by the King City Community Plan and the permitted uses within the Core Area designation include commercial uses such as mixed use developments, office uses and residential. Mr. Kitchen advised that the proposal'conforms to the Community Plan, has no environmental concerns and complies with the Oak Ridges Moraine Conservation Plan. . .19 (b) Presentation by Applicant \,X/ Stephan Kuzoff appeared on behalf of the applicants and advised that an application on these lands has been ongoing since 2008 and outlined the history behind the project. He advised that the applicants are here to work with Council and Staff to move this application forward as the residents are anxious to move into quieter residential areas of King Township. Mr. Kuzoff advised that the Royal Bank has applied to be a long term tenant on the subject properties and will be a specialized branch which will employ 12-16 personnel. Mr. Kuzoff commented that the concerns raised in a letter from Mr. Beninati will belooked into during the Site Plan Planning Department Report Number P-2012-03 Page 56 of 181 Appendix 1 Re: Zoning By-law Amendment Application Z-2010-06 Public Meetings Item #5 5.2 Page 2 Application and asked that Council approve the Zoning By-law amendment this evening subject to Site Plan approval. (c) Public Comments and Concerns (i) Wendy Quesnel, King City Ms. Quesnel asked that Council support this application as living in this area is not conducive to raising a family. She commented that with the rush hour traffic, noise and engine brakes, it feels more like a commercial area now than residential. Ms. Quesnel advised that the Bank would be a good fit for the community and would benefit the Township. A motion was made by Councillor Cober, seconded by Councillor Rupke and carried that the deputation by Ms. Quesnel be received. (ii) Nilah and Muhammad Saeed, King City Mr. and Mrs. Saeed advised that they are one of the property owners involved in this application and are anxious to move to a quieter inner residential street with their four children. She commented that this area has now become a commercial area and reiterated the concerns of the previous speaker regarding the noise, safety and traffic concerns. A motion was made by Councillor Rupke, seconded by Councillor Underhill and carried that the deputation by Mr. and Mrs. Saeed be received. (iii) Chris Jones, King City Mr. Jones commented that he agrees with the other owners and noted that this deal has been ongoing since 2008 which has left the owners in limbo as to whether ornot they should do any repairs to their properties as the buildings may end up being demolished. He asked that Council approve this application. A motion was made by Councillor Rupke, seconded by Councillor Pabst and carried that the deputation by Mr. Jones be received. (iv) Don Robb, Bolton Mr. Robb appeared on behalf ofthe applicants and advised that he chaired the task force for the Community Improvement Plan (CIP) in Bolton. He said he feels that this area of the Township has become aninfill siteand that the traffic is getting heavier and it is often difficult to get out of the driveways of these homes due to the traffic volume. Mr.. Robb advised that this application would beautify the area and provide a gateway to the downtown core ofKing City. A motion was made by Councillor Laidlaw, seconded by Councillor Underhill and carried that the deputation by Mr. Robb be received. Planning Department Report Number P-2012-03 Page 57 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Public Meeting Item #5 5.2 Page 3 (y) Jose Beninati, King City Mr. Beninati read from a letter advising of his opposition to this application as per the following concerns; it will bring more traffic congestion on Banner Lane, increase water runoff onto neighbouring properties, the proposed entrance of the property will betoo close to private homes entrances, noise from the roof top air conditioning units, parking issues, snow removal and the affect the commercial property will have on property values. Mr. Beninati commented that bringing a bank to a residential area will only cause a lack of privacy and safety for the residents and may mean moving his children to a different part ofthe Township for their schooling. A copyof the letterhad beendistributed to Council priorto themeeting. A motion was made by Councillor Rupke, seconded by Councillor Cober and carried that the deputation by Mr. Beninati be received. (vi) Antonio Ciamarra, King City Mr. Ciamarra advised that his family is not opposed to commercial development but has concerns with respect to excess traffic and asked that a Traffic Needs Study be done. He commented that his family purchased a home on Patton Street with the intention of building a comparable house to the other houses presently in the neighbourhood but with the prospect of a commercial building going up the value of his property willbe drastically undermined. A motion was made by Councillor Laidlaw, seconded by Councillor Cober and carried that the deputation by Mr. Ciamarra be received. (vii) Paul Harding, King City Mr. Harding advised thathe is not opposed to the application as the Royal Bank would be a fine tenant but questioned what would happen if the Zoning By-law Amendment went through then the Royal Bank pulled outof the deal. Mr. Harding agreed that a traffic study should be done of the area and he noted that the applicants are proposing to reduce the buffers and planting areas. He opined that buffers and substantial plantings between residential and commercial properties should be seriously looked at to provide a noise barrier, privacy,, security and safety. Mr. Harding commented that the Township's Zoning By-law might need to beamended by allow for ten <10) feet concrete fencing to be used between residential and commercial properties such as this application. He noted that the proposed bank will bring employment to King City, but how many will be area residents? Mr. Harding noted that the report advised of a 2.47 times the tax revenue this application will bring in but asked what is in it for the surrounding families. Mr. Harding said he would like to see a site plan. A motion was made by Councillor Cober, seconded by Councillor Pabst and carried that the deputation by Mr. Harding be received. Planning Department Report Number P-2012-03 Page 58 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Public Meeting Item #5 5.2 Page 4 (viii) Guiseppa Compoli, King City Ms. Compoli commented that her biggest concern is with the transition from residential to commercial, that a 'mix' might be a better option for the area. She asked that Council look at considering changing the entrance to have one on King Road as well as Banner Lane. A motion was made by Councillor Cober, seconded by Councillor Rupke and carried that the deputation by Ms. Compoli be received. (d) Response by Applicant Mr. Kuzoff explained how the stormwater management issues will be resolved and overviewed the plans to manage the buffer, snow and garbage concerns. Mayor Black declared thePublic Meeting concluded and requested Council's disposition. A motion was made by Councillor Cober, seconded by Councillor Mortelliti and carried that Planning Dept. Report No. P-2010-22 be received, and the correspondence be received, and the recommendations therein be approved, as amended, as follows: A. That Zoning By-law Amendment Application, File No. Z-2010-06 to amend the zoning for the subject lands from Residential Urban (Rl) to Commercial General (CI) - Exception in order to accommodate a single commercial use (Royal Bank of Canada) and toseek relieffrom buffer, planting strip, loading space, parking stall size and yard requirements BE RECEIVED and referred to staff for a further recommendation report to be presented to Committee of the Whole upon receipt and n review of allagency/department and public comments and a site plan application, that B. That a peer-review consultant be retained by the Township for the purpose of completing a review of the urban and architectural form, design and land use proposed in relation to the zoning by-law amendment application and the costs associated with the peer-review shallbe borne by the applicant. CHRIS SOMERVILLE CLERK Planning Department Report Number P-2012-03 Page 59 of 181 Re: Zoning By-law Amendment Application Z-2010-06 THE CORPORATION OF THE TOWNSHIP OF KING II KING 11 IN(*OHl'OKATlil> 1K.10 MEMORANDUM TO: Paul Kulyk, Planner II FROM: Kathryn Smyth, Clerk RE: Accessibility Advisory Committee Comments Site Plan Development Application SPD-11-27 DATE: October 4, 2011 The Accessibility Advisory Committee (AAC) met on September 20, 2011 and reviewed the Site Plan for the application for a multi-tenant commercial building in King City. The AAC forwards the following comments for your information and file: AAC652-11 ACTION ITEMS (a) Site Plan DevelopmentApplication SPD-11-27 and Zoning By-law Amendment File #Z-2010-06 Application for a multi-tenant commercial building 2109, 2115 and.2121 King Road, King City Plan 356, Lost 4, 5 and 6 Owner: Saeed, Jones/Newton and Quesnel Applicant: Bowood Properties (2006) Inc. Paul Kulyk, Planner II attended to review the Site Plan. He commented that the application concerns lands municipally known as 2109, 2115 and 2121 King Road in King City. The application is to re-zone the lands from Residential Urban (Rl) to Commercial General (CI) Exception to provide for a multi-tenant commercial building. The application proposed a single commercial building with parking, landscaping features and stormwater management. Mr. Kulyk advised that at this stage of the application,one ofthe tenants confirmed will be the Royal Bank ofCanada. At this early stage, the Committee requested that a copy of the "Checklist to a Barrier- Free King" pamphlet be provided to the applicant, along with the following comments: • The accessible parking spot be re-located to the south-east side of the building closer to the entrance doors rather than the west side ofthe building • Ensure proper curb cuts are in place on Banner Lane from the bus shelter to the parking lot area • All doors into the units be accessible • The washrooms for each unit should all be accessible Planning Department Report Number P-2012-03 Page 60 of 181 Appendix 2 Re: Zoning By-law Amendment Application Z-2010-06 Memorandum Accessibility Advisory Committee • Ensure accessible signage has been placed throughout the facility • Ensure that the lighting for the parking lot and the pedestrian walkway is appropriate • Pathways and landscape hard surface areas to be constructed ofmaterials suitable for wheelchairs and walkers - avoid the use ofinterlock • Ensurethere are no barriers such as flowerpots blocking the pedestrian access (sidewalk) • Ensure non-slip flooring throughout all units • Ensure staffareas are accessible • Fire alarmsystem (visual and audio) be provided throughout the building, including the washrooms Committee advised that they look forward to the application coming back for further review. Planning Department Report Number P-2012-03 Page 61 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Building Department Comments: Or Owner/Applicant are advised that development charges are payable inaccordance with the Township's By-Jaw 2009-74, as amended from time to time or any successor by-law thereto. In addition, development charges are payable to the Region ofYork and both the Public and Catholic School Boards. To determine the amount payable and the required timing ofpayment Please contact the individual agencies. D Appropriate development fees are exempt asthis is a replacement structure. fir Proposal requires a building permit v Grading review and fee inaccordance with the Township's fee by-law 2011 -021 Or.New structures must comply with the Ontario Building Code. Br All Fire Department access routes and access openings must be provided. D Adequate water supply for firefighting is required. D Anadequate number of fire extinguishers arerequired. D The installation ofthe fire alarm detection system is to be interconnected to the existing system. \ D Installation ofemergency exit signs and emergency lighting. D Sewage system permit fees are required to be paid prior to issuance ofabuilding permit. D Buildingpermit fees are paid. D Application ofa building permit has been made. D Entrance permits are required prior to issuance ofa building permit. Planning Department Report Number P-2012-03 Page 62 of 181 Appendix 3 Re: Zoning By-law Amendment Application Z-2010-06 D The Building Department is ready to issue thepermit. D The municipality requires a 3 metre road widening. 0 New water meter and fee required D The Building Department cannot provide accurate/complete Building Code comment until building permit plans are submitted and reviewed. D Installation of a geothermal system requires York Region approval D No objection. D—Other comments) Signature ^^H&£ Date: ?Wx ff/ff Brian Grubbe, CBO Planning Department Report Number P-2012-03 Page 63 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Paul Kulyk From: Jeff Schmidt Sent: Thursday, August 18, 2011 9:18 PM To: Paul Kulyk Subject: Application for Site Plan Development Approval Z-2010-06 (2109,2115, &2121 King Road King City) Paul, Ihave reviewed the above noted file and provide the following comments: 1) As per section 3.12 oftheTownship's Development Charge By-law 2009-74, there are existing buildings on the above noted properties and therefore a reduction in the Development Charges for redevelopment may apply. 2) Have theexisting properties physically connected to the King City sanitary sewer system? From what Ican gather2109 and 2115 are being charged forthe King City Capital Charge (By-law 2006-68) over the life ofthe debenture (10 yrs). Both properties began paying in2007 andthereforewill be completed in2017. As for2121 King Road, it appears they paid the full capital charge ($12,541) in 2006. 3) Accounts are ingoodstanding (taxes have been paidup to date) 4) Withrespectto the owners, Isee that Jones&Newton are the owners for 2115andQuesnel isthe ownerfor 2121; however Idon't see any mentionof the ownerfor2109 - Vailtech currently shows Kidco Investments as the owner. Isee no mention of them on your memo. Those are my only comments on this file. Best regards, Jeff Schmidt, CGA, B.A.S. Director of Finance and Treasurer Township of King Finance Department 2075 King. Road King CSy ON L7B 1A1 Tel: 9O5-833-W10 Fax: 905-833-2300 This e-mail and any files transmitted with It are confidential and are Intended solely for the useoftheIndividual orentity towhom they are addressed. IfyouarenottheIntended recipient ortheperson responsible for delivering the e-mail totheintended recipient, beadvised that you have received this e-mail In errorandthatanyuse,dissemination, forwarding, printing, orcopyingof thise-mail Isstrictly prohibited. Ifyouhavereceivedthis o-mall In error, please Immediatelynotify the Township by telephone at (905) 833-5321. S^J Please consider the environment before printing. Planning Department Report Number P-2012-03 Page 64 of 181 Appendix 4 Re: Zoning By-law Amendment Application Z-2010-06 The Corporation ofThe Township ofKing Engineering & Public Works Department Memorandum iLKimui INCORPORATED 1150 TO: Paul Kulyk, Planning Department FROM: Maria Enriquez, Civil Engineering Technologist DATE: August 26, 2011 RE: Site Plan Development Application File No. SPD-11-27 Related File: Zoning By-Law Amendment Application File No. Z-2010-06 Plan 356, Lots 4, 5 & 6 2109, 2115 & 2121 King Road, King City Owner: Saeed, Jones/Newton & Quesnel Applicant: Bowood Properties (2006) Inc. This will acknowledge receipt of the proposed Site Plan Development Application to construct a new commercial development consisting of a building, parking spaces and landscape features. The development will be serviced using the existing municipal storm sewer, sanitary sewer and water system. EPW comments on this submission are as follows: 1. Stormwater Management Report - The overall stormwater management report/design is acceptable. The 100 year post development flow will be controlled to the 5 year pre- development released rate of 27.971/s. Required storage is 42.12 cu.m. and provide storage is 74.3 cu.m. Provide an Oil Grit Separator for Stm. MH.1 2. Sanitary Service Connection Sanitary manhole is not recommended. However, ifthe consultant feels strongly about placing a manhole, all maintenance shall be the owner's responsibility. 3. Service Connection • Proposed storm manhole and proposed water valves should be 1.5m away from the propertyline. • Directional drilling for storm sewer and watermain service connection is recommended along Banner Lane. Relocate the water valve away from the driveway entrance. 4. Provide an updated fire flow calculations for the proposed building in accordance with the fire under writer criteria and confirm that there is adequate flows in the municipal water system to make this demand. 5. Existing contours, elevations and features a minimum 20 metres beyond the site to verify that the proposed development have no drainage impact to the neighbouring properties. 6. Submit an Erosion Control Plan showing location of mud mat and silt fences. 7. Driveway entrance shall be constructed with heavy duty asphalt paving from back edge of the municipal curb or edge of pavement to the property line (area to be highlighted on the drawing) in accordance with the following specifications: a) 50 mm compacted depth of HL3 asphalt - top course b) 75 mm compacted depth of HL8 asphalt - binder course Planning Department Report Number P-2012-03 Page 65 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Appendix 5 c) 150 mm compacted depth of 20 mm diameter crusher run limestone - granular base d) 300 mm compacted depth of 50 mm diameter crusher run limestone - granular base 8. Show location for snow storage. 9. Show sign(s)/traffic sign(s) and pavement markings such as stop bars or directional arrows. Busy internal driveway junctions must be controlled by signs and markings. 10. Submit a parking lot lighting plan with "Dark Sky" compliance 11. Secure entrances permit from the Township and submit a road damage security deposit prior to construction. 12. Enclosed is the Standard Notes for Site Plan to be incorporated on the drawings. 13. The grading plan and drainage pattern within the area of disturbance should also be checked by the Building Department prior to any permit issuance; 14. The applicant/owner of commercial site plan shall prepare a detailed construction estimate and make payment to the Township for engineering fees which is 6% of the civil site work cost as prior to Site Plan Agreement. 15. The applicant is advised that following the Township's approval of the site plan drawing(s), MOE application will be required by York Region. 16. As-built/as-constructed drawings shall be signed and sealed by the professional engineer. The professional engineer shall also certify that all on-site works have been satisfactory completed and are functioning as intended according to the approved design. 17. The owner shall indemnify and save harmless the municipality with respect to all claims including cost relating to drainage from or onto lands adjoining the lands as a result of the development or re-development hereby contemplated and the construction of any facilities on the lands. Any liability is responsibility of the owner. We trust that the foregoing is satisfactory. Planning Department Report Number P-2012-03 Page 66 of 181 Re: Zoning By-law Amendment Application Z-2010-06 The Corporation ofThe Township ofKing Engineering & Public Works Department Memorandum iNcrntrcRArm ism TO: Paul Kulyk, Planning Department FROM: Maria Enriquez, Civil Engineering Technologist DATE: January 9, 2012 RE: Site Plan Development Application File No. SPD-11-27 Related File: Zoning By-Law Amendment Application File No. Z-2010-06 Plan 356, Lots 4,5 & 6 2109,2115 & 2121 King Road, King City Owner: Saeed, Jones/Newton & Quesnel Applicant: Bowood Properties (2006) Inc. The Engineering & Public Works Dept. acknowledge the receipt of the letter from M R Neumann Architect signed by Manfred R. Neumann dated September 13, 2011 complying all the comments and observations together with all the revised Site Plan prepared by the architect; revised Site Servicing & Grading Plan and other engineering drawings prepared by Eaglebrook Engineering, thus we have no further comments. Planning Department Report Number P-2012-03 Page 67 of 181 Appendix 6 Re: Zoning By-law Amendment Application Z-2010-06 R.J. Burnside & Associates Limited 16775 Yonge Street Suite 200 Newmarket ON L3Y 8J4 Canada telephone (905) 953-8967 fax (905) 953-8945 web www.rjburnside.com [Thi DirrtRtKCE is ou« Pi.bri.-i} January 4, 2012 Via: Email and Delivered Mr. Paul Kulyk Planner Township of King 2075 King Road King City, ON L7B 1A1 Dear Mr. Kulyk: Re: Township of King Bowood Properties (2006) Inc. - SPD-11-27 2109, 2115 and 2121 King Road Commercial Development Third Engineering Submission File No.: MTN020966.0000 We have completed our review of the third engineering submission for the above- captioned project as provided with documents received from the Township on December 19, 2011. The review was based upon the materials provided which include the following: • One (1) copy of Site Plan SPA-1, prepared by M.R. Neumann Architect, dated April 2011, revised November 2011. • One (1) copy of Sections and Details Plan C-1, prepared by M.R. Neumann Architect, dated August 2011, revised November 2011. • One (1) copy of Roof Plan and Schedules Plan B-1, prepared by M.R. Neumann Architect, dated August 2011, revised November 2011. • One (1) copy of Floor Plan and Building Elevations Plan A-1, prepared by M.R. Neumann Architect, dated August 2011, revised November 2011. • One (1) copy of Site Servicing and Grading Plan 11130-SSG-1, prepared by Eaglebrooke Engineering, dated May 7, 2011, revised November 22, 2011. • One (1) copy of Erosion and Sediment Control Plan 11130-ESC-1, prepared by Eaglebrooke Engineering, dated May 7, 2011, revised November 22, 2011. • One (1) copy of Landscape Plan prepared by Strybos Barron King Landscape Architecture, dated May 2011, revised November 24, 2011. Appendix 7 Planning Department Report Number P-2012-03 Page 68 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Mr. Paul Kulyk Page2 of2 January 4,2012 • One (1) copy of Tree Preservation Plan V1 prepared by Strybos Barron King Landscape Architecture, dated May 2011, revised November 24,2011. • One (1) copy of Site Lighting Plan E01, dated November 21,2011. • One (1) copy of Luminarie Detail, prepared by TMS Lighting. • Cover letter from M.R. Neumann Architect, dated November 25, 2011. • Submission comment response email from Eaglebrooke Engineering Limited, dated November 23, 2011. • Submission comment response memo and cost estimate from StrybosBarron King, Landscape Architecture, dated November 24,2011. • Stormwater Management Report, prepared by Eaglebrooke Engineering Limited, dated September 2011. After reviewing the above information we find the submission to be satisfactory, and have no further comments at this time. A stamped copy of the submission documents is included for your reference. We trust that the above comments are satisfactory. Should you have any questions, or require additional information, please contact the undersigned. Yours truly, R.J. Burnside & Associates Limited Bruce Alexander, C.E.T. BA:cl Enc. cc: Mr. J. LaPlante, C.E.T., Deputy Director, Engineering and Development - Township of King (no enc.) (Via: Email) 120103-Kulyk-MTN020966.doc 04/01/2012 10:51 AM Planning Department Report Number P-2012-03 Page 69 of 181 Re: Zoning By-law Amendment Application Z-2010-06 c gton Transportation Services Roads Branch / Fax 905-895-7523 April 7, 2010 Ms. Jennifer Best, Planner Township of KingPlanning Department 2075 King Road King City, ON L7B 1A1 Dear Ms. Best: Re: Preliminary Comments Re- Zoning Application 2009, 2015, and2121 Keele Street KiwfcV : Site Location Township ofKing Region File No. SP-K-002-10 The Roads Branch ofthe York Region Transportation and Works Department has reviewed the zoning amendment. The Roads Branch has no objections to the application orthe proposed development, in principle. York Region's comments and conditions, for the proposed development, will be addressed through the site plan application process. This is a preliminary letter, not an approval and issubjectto modification. It is intended to provide information to the applicant regarding the Regional requirements that have been identified to date. By copy of this letter, planning feedback regarding the status of this application is being provided to the Township. The Owner shall agree that: i. The only access permitted to the site will be approximately 43 metres south of the centreline of King Road as shown on the approved plan; ii. A vehicular interconnection and an access easement between the Owner's property and the adjacent property to the west, atthe location shown on the site plan. 1. In order for York Region to be able to complete its review, the owner orapplicant must submit the following information: i. Siteplan, including: Q Key Plan, North Arrow a Lot, Concession, Municipality a Municipal Street Address (ifavailable) The Regional Municipality of York. 17250 Yonge Street. Newmarket, Ontario L3Y 6Z1 Tel: 905-895-1200, 1-877-464-9675, Fax: 905-830-6927 Internet: www.york.ca Appendix 8 Planning Department Report Number P-2012-03 Page 70 of 181 Re: Zoning By-law Amendment Application Z-2010-06 r April 7,2010 2 SP-K-002-10 a Owner Information (contact name, address, phone #,fex #,email) • Lead Consultant Information (contact name, address, phone #, fax #, email) Q Covering Letter (including briefdescription ofproject) a Review Fee (minimum $1200 forsiteplan) •, Drawings In Metric Scale a Existing and Proposed Services, Accesses, and Utilities Q Survey Information indicating existing topography and current property lines, includingexistingwidenings and reserves. ii. Detailed Engineering Submission, including: a Grading drawings Q Complete Water and»Wastewater Servicing Plan identifying proposed connections to Local and York Region facilities. a Compete Utility Details (including York Region and local underground services) a Drawings showing proposed orrequired aboveground improvements for the Regional road (including existing services) a Restoration details for areas ofRegional road impacted byproposed construction a Construction Access Details a Landscaping Details • Cross-sections at 20m Intervals • Permanent Signing Plans • TrafficImpact Study (see details below) • Storm WaterManagement Report Q Draft Reference Plan for Property Conveyance and Lifting Reserves (ifapplicable) a Detailed Cost Estimate forWorks Required on York Region Road a HeadlightScreening Drawings • Noise Study • Traffic Management or ControlPlans . The traffic impact study must provide proposed short and long term road improvements for all entrances, including pedestrian and transit considerations. 3. Please beadvised York Region isprotecting a 25.0 metre right-of-way for this section of King Road. As such, York Region requests that allmunicipal setbacks bereferenced from apoint 12.5 metres from the centreline ofconstruction ofKing Road. 4. The Owner shall convey the following lands, along the entire frontage ofthe site adjacent to King Roadto TheRegional Municipality of York, freeofcosts and encumbrances: • sufficient property to provide a 12.5 metre setback from the centre lineof construction; • Sufficient property toprovide a 6.0 metre by6.0 metre daylighting triangle atthe southwest corner ofKing Road and Banner Lane. Planning Department Report Number P-2012-03 Page 71 of 181 Re: Zoning By-law Amendment Application Z-2010-06 April 7,2010 SP-K-002-10 5. Prior* to the execution ofasiterplaaagreement,:thejOwner shall provide asolicitor's certificate oftitle in aform satisfactory.tpthe Regional Solicitor, at no cost to the Region, with respect to the conveyance ofthese lands toYork Region; 6. Prior tothe execution of a site plan agreement, the Owner shall submit tothe Transportation Services Department for review and approval, an estimate ofall works to .be undertaken within the Regional right-of-way. Upon approval by the Transportation Services Department, the Owner shall submit to York Region aCertified Cheque or Letter ofCredit in anamount sufficient to cover the costs ofall proposed works within the Regional right-of-way to the satisfaction ofthe Department. 7: Prior to this1 execution of asite plan agreement; me Owner will bVrequired to submit a Letter ofCredit and Certificate ofInsurance to York Region before any works commence on the site. Details regarding these items will be provided upon submission ofthe revised plan. 8. The Owner must obtain a road occupancy permit from the Transportation Services Department prior tocommencing any work on the King Road, the Owner shall submit to the Transportation Services Department for review and approval, an estimate ofall works to be undertaken within the Regional right-of-way. Upon approval by the Transportation Services Department, the Owner shall submit to York Region a Certified Cheque or Letter ofCredit in an amount sufficient tocover the costs ofall proposed works within the Regional right-of-way tothe satisfaction ofthe Department 9. The Road Occupancy permit will be released once the contractor has supplied proofthat theRegion isin receipt ofsecurities and theCertificate of Insurance tothesatisfaction of the Commissioner ofFinance. Aroad occupancy permit will be required as acondition ofsite plan approval. Details regarding the road occupancy permit will be provided upon submission of the revised plan. 10. Ultimate property line grades shall be set by striking apositive 2% grade from the curb to the propertyline. 11. This application issubject to payment ofthe Region's development review fees identified in By-law No. A-0380-2006-049. The fee for site plan application review is $1200 minimum or 7% ofthe estimated cost ofworks on the York Region road allowance, whichever is greater. The minimum fee must be submitted so we can proceed with the review. Please forward a certified cheque intheamount of$1200.00 to the Transportation Services Department, Development Approvals Section, payable to "The RegionalMunicipality ofYork". Planning Department Report Number P-2012-03 Page 72 of 181 Re: Zoning By-law Amendment Application Z-2010-06 c r April 7, 2010 SP-K-002-10 12. Upon final review York Region shall advise the Owner ofany other property, financial, legal, insurance, technical, notification and other requirements, which will become part of theconditions ofapproval for thesubject application. 13. The legal name, address, telephone number and fax number (ifapplicable) ofthe party under which the subject site shall be developed shall be provided on all subsequent submissions. Lettersof approval shallnot be issued ifaccurate information has not been submittedto York Region. 14. All correspondence pertaining tothis site shall reference the Regional file number noted above. 15. Prior to the execution of thesite plan agreement, York Region requires the Owner to submit to it, in accordance with the requirements of the Environmental Protection Act and O.Reg. 153/04 Records ofSite Condition PartXV.l ofthe Act (as amended), a Phase I environmental site assessment prepared and signed bya qualified professional, ofthe Owner's lands and more specifically of the lands to be conveyed to York Region (the "Assessment"). Based on the findings and results ofthe Assessment, York Region may require further study, investigation, assessment and delineation to determine whether any remedial orother action isrequired. The Assessment and any subsequent environmental reports or otherdocumentation prepared in respect of the environmental condition ofthe lands to be conveyed must to be addressed toYork Region, contain wording tothe effect that York Region shall be entitled to rely on such reports or documentation in their entirety, and such reports ordocumentation shall besatisfactory to York Region. The Owner shall also certify[, prior to the execution of the site plan agreement,] in wording satisfactory to the York Region Transportation Services Department, that no contaminant, pollutant, waste of any nature, hazardous substance, toxic substance, dangerous good, or other substance or material defined or regulated under applicable environmental laws is present at, on, in orunder all lands tobe conveyed toYork Region (including soils, substrata, surface water and groundwater, asapplicable): (i)at a level or concentration that exceeds the Environmental Protection Act O. Reg. 153/04 full depth generic site condition standards applicable to the intended use that such lands will be put by York Region atthe time ofconveyance or any other remediation standards published oradministered bygovernmental authorities applicable to the intended land use; and 00 in such a manner, condition or emanating from such lands in such a way, that would result in liability under applicable environmental laws. The Assessment, any subsequent environmental reportsor otherdocumentation and the Owner'scertification shall be done at no cost to York Region. 16. Prior to the execution ofa siteplan agreement, theOwner shall submit drawings depicting thefollowing to thesatisfaction of York Region staff: a) All existing woody vegetation within theYork Region Road right ofway, Planning Department Report Number P-2012-03 Page 73 of 181 Re: Zoning By-law Amendment Application Z-2010-06 April 7, 2010 SP-K-002-10 b) Tree protection measures to be implemented on and offthe York Region Road right ofway to protect right ofway vegetation tobepreserved, c) Any woody vegetation within the York Region Road right.of way that isproposed to be removed or relocated. However, it is to be notedthat tree removal within York Region Road right's ofway shall be avoided tothe extent possible/practical. Financial or othercompensation maybesought based on thevalue oftrees proposed for removal. d) Aplanting plan for allnew and relocated vegetation tobeplanted within the York Region Road right ofway, based onthe following general guideline: Tree planting shall beundertaken inaccordance with York Region standards asarticulated inStreetscaping Policy and using species from the York Region StreetTreePlanting List These documents maybe obtained from the Forestry Section. Ifany landscaping orfeatures other than tree planting (e.g. flower beds, shrubs) areproposed, they will require the approval ofthe local municipality andbesupported by a maintenance agreement between the municipality and York Region for area municipal maintenance ofthese features. Inaddition, theagreement should indicate that where thearea municipality does not maintain thefeature toYork Region's satisfaction, the area municipality will be responsible for the cost ofmaintenance orremoval undertaken by the Region. 17. The Owner must submit applicable Construction Hoarding/Fencing plans toYork Region. The approved Construction Hoarding/Fencing within the Regional right-of-way will require anencroachment agreement between York Region and the owner. Please contact the Legal Services Branch ofthe Corporate Services Department regarding mis agreement. Theencroachment agreement must beexecuted priorto theexecution of the site plan agreement. 18. The Owner agrees that noportion ofthe building structure above orbelow ground or associated footings and construction shoring system shall encroach within theRegional. right ofway and or0.3 metre reserve. Any unauthorized encroachment ofthe building structure above orbelow ground orassociated footings and construction shoring system shall beremoved at the owner'sexpense. 19. Allexterior walls of building(s) shallbeset backa minimum of 2 metres from the ultimate Regional right ofway in order to avoid steps, retaining walls ordoorways that mayencroach onto the Regional rightofway. 20. The Owner must submit Shoring Anchor/Tie Back System plans, certified by aqualified professional engineer, to York Region. The approved Construction HOarding/Fencing/Tie back System within the Regional right-of-way will require an encroachment agreement between York Region and the owner. Please contact the Legal Services Branch ofthe Corporate Services Department regarding this agreement. This encroachment agreement must be executed prior totheexecution of the site plan agreement. Planning Department Report Number P-2012-03 Page 74 of 181 Re: Zoning By-law Amendment Application Z-2010-06 r April 7,2010 SP-K-002-10 Transit Comments 21. Prior to the execution ofthe site plan agreement, the Owner shall submit plans and satisfy the Regional Municipality of York Transportation Services Department that sidewalks will be provided, including illumination in accordance with the local municipality's or the Region's design standards, as applicable. The sidewalks shall meet the local municipality's standards, and be provided by the Owner along the subject lands* frontage onto roadways that have/will have transit services. Existing YRT transit services operate on the following roadways in the vicinity ofthe subject lands: • King Road 22. Prior to the execution ofthe site plan agreement, the Owner shall submit plans and satisfy the Regional Municipality of York Transportation Services Department that a concrete pedestrian access connection willbeprovided asfollows: • Connecting the main entrance of the "Proposed 1-Storey Building" to the sidewalk onthe south side ofKing Road The concrete pedestrian access connection shall be a privately owned and maintained walkway providedby the Owner. 23. Prior to the execution ofthe site plan agreement, the Owner shall submit plans and satisfy the Regional Municipality of York Transportation Services Department that the passenger standing area/shelter pad identified below shall be installed to the satisfaction ofYork Region Transit. Subject to approval by YRT, apassenger standing area and shelter pad shall be provided atthe following location: ON Street AT Street Location Standard Traffic Signal Request King Road Banner Lane SW corner YRT-1.02or (eastbound) (near-side) 1.03 Landscaping should not interfere with the bus stop[s], passenger standing area's], shelter[s]or corner sightlines. Bus stops located in front ofthe employment areas shall be incorporated into thelandscape design. The bus stop location determined during the design phase is subject tochange. Prior to construction ofthe passenger standing area/shelter pad, theOwner/consultant shall confirm with YRT the final bus stop location/requirements. The Owner/consultant isto contact YRT Facilities Supervisor (tel. 905-762-2111) to confirm final details. Planning Department Report Number P-2012-03 Page 75 of 181 Re: Zoning By-law Amendment Application Z-2010-06 c • c April 7,2010 SP-K-002-10 24. The Owner shall submit drawings showing, as applicable, the sidewalk location^], concrete pedestrian access, passenger standing areafs] and shelter pad[s] to the satisfaction ofYork Region. 25. The Owner shall make provision for continuous flow-through circulation for YRT's Mobility Plus specialized vehicles within the property. Since the subject site will likely become a destination for residents/visitors with disabilities, servicing provision for passenger boarding and disembarking shall be provided at/near the primary entrance of the facility. Internal driveways and designated pick-up areas should be identified and to facilitate movement and circulation of Mobility Plus smaller buses/vehicles. Due to safety concerns, Mobility Plus fleet will notmanoeuvre inreverse direction. Ifthere are any questions in regards to the above noted application, please contact Robert Spencer at extension 5752. Sincerely, ^f\ odUv«/>rsXU^~ Robert Spencer Development ReviewTechnologist RES/fp GADevelopmenMXW - Site PbnsUX»> Site Plans Approv»Jj\SP-K-002-lC\IO(ttS9. Planning Department Report Number P-2012-03 Page 76 of 181 Re: Zoning By-law Amendment Application Z-2010-06 From: Spencer, Robert Sent: Tuesday, September 27, 201110:32 AM To: Spencer, Robert Subject: RE: 2109,2115,2121 King Road - Regional File No.SP-K-002-10 Hi Paul, The file # was changed to SP-K-008-11.1 reviewed thee'drawings and have the following comments: • The landscape drawing shows pavers on a crushed stone base. The Region requires the pavers to be on a 150mm thick concrete base in the King Road right ofway. • The landscape drawings have been sent to Forestry and comments will be coming later. • The site plan and engineering drawings are satisfactory. • Landhas to be conveyed to the Region for the daylight triangle. An ESA Phase 1 report is requiredas per the comments. • The Traffic Impact Study has been accepted. • A cost estimate is reqiured for the streetscaping and civil works in the Region's road allowance. Regards, Bob Spencer 905-895-2744 x5752 Planning Department Report Number P-2012-03 Page 77 of 181 Appendix 9 Re: Zoning By-law Amendment Application Z-2010-06 Bowood Properties - Peer Review Brook Mcllroy 19 October 2011 1.0 Introduction Brook Mcllroy has been commissioned by the Township of King to review the Application for Site Plan Development Approval for a proposed multi-tenant commercial building at 2109, 2115, and 2121 King Road. The Peer Review evaluates the proposed development against the recommendations of the Township of King City VillageCentre Urban Design Guidelines (the Guidelines), prepared by Brook Mcllroy in February, 2006. Inthe Guidelines, a number of sites on King Road are recognized for strategic retail infill to transform King Road into a more pedestrian-supportive street. These sites include the Township Offices (directly to the east of the proposed development), and Country Style (directly to the north of the proposed development). The subject property was not specifically mentioned, because the existing lots contained single-family residential dwellings. However, with the consolidation of these three sites, retail development is appropriate to begin to create a more continuous, urban streetscape on King Road. Building on the strong precedent set by the Shoppers Drug Mart on the north side of King Road, it is important that the proposed development creates an urban, pedestrian-supportive streetscape that can act as a catalyst for future development. 2.0 Site Plan The Guiding Principles outlined in the Guidelines aim to create a vibrant, pedestrian and bicycle-friendly Village Centre forthe community. King Road Frontage The frontage on King Road generally reflects an urban condition, including a wide boulevard, a sidewalk, and a building close to the property line. However, the addition of a secondary sidewalk adjacent to the building results in a disconnection between the public sidewalk and the building. To create a more urban, pedestrian- supportive condition, it is recommended that the 1.8m sidewalk be removed, and that the public sidewalk be located closer to the building to provide a direct connection (physical and visual) between the building and the public realm. This can be accomplished by replacing the proposed 1.5m sidewalk with a 2.8m hardscaped surface (from the north side of the proposed sidewalk), and providing the sidewalk between this space and the building. As recommended in the Guidelines, this sidewalk should be 2.0m to reinforce pedestrian priority in retail areas. The building should be shifted slightly north to provide direct frontage onto the sidewalk. The remaining area, between the hardscaped surface and the curb, can remain as a sodded area. In the future, this area could be considered for on-street parking. To accommodate the above recommendations, the sidewalks on the east and west side of the buildings should connect directly to the public sidewalk. With the above recommendations, the streettrees could be shifted slightly to the north of their proposed location (within grates inthe hardscaped area), or could be relocated within the proposed sodded area provided they are 1.5m from the curb. As shown on the Landscape Plan, direct connections should be maintained to each retail unit to reinforce a small scale, heritage retail condition. Planning Department Report Number P-2012-03 Page 78 of 181 Appendix 10 Re: Zoning By-law Amendment Application Z-2010-06 The remainder of the King Roadfrontage is occupied by parking. This parking is well located, but with the relocation ofthe sidewalk as recommended above, should accommodate additional landscaping for screening purposes. As proposed, the landscaping is relatively low. Taller landscaping options, as well as evergreen trees, should be explored to more adequately screen the parkingarea. Parking andAccess Theparkingand vehicle access, as proposed, is consistent withthe Guidelines. Locating parking at the rearand side-yard, and providing the main access from Banner Lane, minimizes curbcutsanddisruptions along King Road. Asmooth, 6.0mdrive aisle is provided forthe lengthof the parkinglot ensuring efficientvehicle movement. Pedestrian Circulation The public sidewalk adjacent to KingRoad should be 2.0m, as recommended in the Guidelines, to reinforce pedestrian priorityin retail areas. Otherwise, sidewalks range between 1.5-1.8m which is consistent with the recommendations of the Guidelines (1.5m min.). Tosupport a pedestrian-supportive environment, benches should be providedthroughout the site. While none are shown on the proposed plans, it is recommended that at a minimum benches be provides near the building entrances on King Road, and between the trees within the boulevard. To promote active transportation, and encourage people to access the site by various means, bicycleparking should be provided close to the main entrances on KingRoad, between the trees in the boulevard, and/or within the landscaped areas on the east and west side of the building as required. Landscaping As proposed, the landscaping is generally appropriate. However, it is recommended that more native and non- evasive plant species be used wherever possible. 3.0 Building Elevations Generally, the proposed elevations are compatible with existing buildings in King City, and reinforce the heritage character of the Townshipas recommended in the Guidelines, includingarchitectural expression, high-quality buildingmaterials, clear glazingand appropriate signage. Specific recommendations are outlined ingreater detail below: Building Scale The Guidelines recommend an active second storey to promote intensification, provide opportunities for casual surveillance, and set a strong urban precedent for adjacent future development sites (i.e. the Town Offices, CountryStyle, etc.). As proposed, the building has a false facade that intends to reflect the scale of a 2-storey building.Atthe discretion ofthe City, this false facade provides an appropriate transition to the surrounding uses and is preferred over a false second floor, unless the second floor is structured to accommodate a future use. North Elevation The north elevation provides direct frontage onto King Road, and is suitably the most well articulated of all the elevations. The buildingmaterials, which include a mixof red and yellow brick, appropriately reflect the heritage character of the Township. Provided all of the glazing on the north facade is "WF4" as noted on the elevation, the facade is sufficiently glazed to provide views to the public realm and to promote opportunities for casual surveillance. The proposed signage is discreet, and does not detract from the heritage character of the buildings. Planning Department Report Number P-2012-03 Page 79 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Some additional articulation is recommended to moreclearlydefine the individualretail units, and moreclosely reflect a small-scale retail street.The red, column-style bricks could protrude slightlyfromthe building(i.e.as a pilaster) and extendthe entire heightofthe building, clearly demarcatingthe individual units.Similarly, the Royal Bank section of the building is approximately 17.0m wide, and should include a series of recesses and projections in orderto break-up the large facade and givethe impression of multiple units. Individual entrances for each retail unit reflect a small-scale retail street. However, these entrances should be moredefined. Specifically,awnings should be provided at the entrances (and above the windows) to provide weather protection. The globe style lighting provided on the north building elevation (and all other elevations) is consistent with the heritage character of theTownship. East Elevation Whilethe primary building facade faces KingRoad, this is a cornersite, and as recommended in the Guidelines, the building should address both streetfrontages. It is recommended that some additional articulation (i.e. extending the brick 'column,' and extruding it slightly fromthe building)be provided to break up the large facade, and that additional glazing be provided on the north side of the proposed side entrance. South Elevation Generally, the south elevation is acceptable as proposed. The materials are similar to those on the north elevation and are therefore appropriate for the site. The south elevation is generally hidden from public view and therefore does not require additional articulation. It is recommended thatadditional glazing be provided between the two central servicing doors, and within the servicing doors themselves, in orderto provide additional opportunities for casual surveillance, and enhance safety in the parking lot area. West Elevation The west elevation is generally acceptable as is. It uses materials that are similar in quality to the primary facade, and provides an excellent amount of glazing, promoting opportunities for casual surveillance over the side-yard parking area. Planning Department Report Number P-2012-03 Page 80 of 181 Re: Zoning By-law Amendment Application Z-2010-06 Bowood Properties - Peer Review # 2 Brook Mcllroy 9 January 2012 1.0 Introduction On October 19th 2011, Brook Mcllroy prepared a Peer Review on behalf of the Township of King for a proposed commercial development located at 2109, 2115, and 2121 King Road in King City. The review recommended revisions to the proposed site plan, landscape plan and building elevations to ensure consistency with the Township of King City Village Centre Urban Design Guidelines (the Guidelines) prepared by Brook Mcllroy in February 2006. An updated design package was received by the Township on November 28* 2011. The revised site plans, landscape plans, and building elevations address many of the concerns identified in the original review. This follow- up review considers: • Compliance with the Recommendations - Details how the most recent plans conform to the Guidelines, as well as the recommendations of the previous Peer Review • Outstanding Recommendations - Details where recommendations are still outstanding, and how they should be addressed. 2.0 Site Plan The site plan mostly conforms to the recommendations with a few minor exceptions as outlined below. King Road Frontage Compliance with Recommendations a) The location of the private sidewalk as proposed, directly adjacent to the Municipal sidewalk, promotes an urban condition with the building fronting directly onto the main pedestrian access. b) The 1.5m private sidewalk, combined with the 1.5m Municipal sidewalk creates a 3.0m sidewalk that reflects the recommendations of The Guidelines (2.0m). c) The proposed street trees are located within the sodded area, and at 1.5m from the curb, as recommended. d) Direct connections are provided to each individual retail unit. e) A single parking spot has been removed in the northwest corner of the site in order to accommodate additional landscaping to screen the surface parking area from King Road. This landscaping, as proposed, is appropriate to screen the parking area. Outstanding Recommendations a) No further recommendations are required. Parking and Access Compliance with Recommendations a) The parking and vehicle access, as proposed, is consistent with the Guidelines. Outstanding Recommendations a) No further recommendations are required. Planning Department Report Number P-2012-03 Page 81 of 181Appendix 11 Re: Zoning By-law Amendment Application Z-2010-06 Pedestrian Circulation Compliance with Recommendations a) Combining the private and Municipal sidewalks creates a total sidewalk width of 3.0m which is consistent with the recommendations of the Guidelines (minimum 2.0m) to reinforce pedestrian priority in retailareas. b) All other sidewalks on site are a minimum of 1.5m, consistent with the Guidelines. c) Bicycle parking has been provided near the front entrance as recommended. Outstanding Recommendations a) A single bench has been provided at the front of the building. To create a pedestrian-supportive environment, it is recommended that an additional bench be provided along the Banner Lane frontage, adjacent to the 'Mobility Boarding Area.' I have requested Bryn Barron, the Landscape Architect, to revise theirdrawing to provide this 2nd Bench. Landscaping Compliance with Recommendations a) As recommended, additional native and non-invasive plant species have been provided. Compliance with Recommendations a) No further recommendations are required. 3.0 Building Elevations The building elevations mostly conform to the recommendations with a few minor exceptions as outlined below. Building Scale Compliance with Recommendations a) At the discretion of the City, the proposed false facade provides an appropriate transition to the surrounding uses and is preferred over a false second floor, unless the second floor is structured to accommodate a future use. Outstanding Recommendations a) No further recommendations are required. North Elevation Compliance with Recommendations a) The building materials, including a mix of red and yellow brick, appropriately reflect the heritage character of the Township. b) With the exception of the window at the 'night deposit and ATM unit' area, the bank facade is tempered vision glazing (TG-V) which provides views to the public realm and promotes casual surveillance. c) The windows on the two retail units are unlabelled on the Ground Floor Plan. Upon confirmation that they are tempered vision glazing (TG-V), the north facade is sufficiently glazed. I have revised the North Elevation by providing the "TG-V" designation to these door side-lites. d) The proposed signage is discreet and does not detract from the heritage character of the buildings. e) Additional articulation was recommended to clearly articulate the individual retail units. The red brick style columns have been revised to protrude slightly for the entire height of the building. This is sufficient to delineate between the individual units. Planning Department Report Number P-2012-03 Page 82 of 181 Re: Zoning By-law Amendment Application Z-2010-06 f) Awnings were recommended above the individual unit entrances. This helps to break-up the facade, provides weather-protection and benefits businesses by increasing visibility for passing vehicles. The revised columns above are sufficient to break-up the building facade, so at the discretion of the Township and property owner, awnings can be excluded. g) The globe style lighting provided on all building elevations is consistent with the heritage character of the Township. Outstanding Recommendations a) For security reasons, it is recommended that the window at the 'night deposit and ATM unit' area be tempered visual glazing (TG-V) to provide casual surveillance opportunities for those using the ATM's after hours. The window for the public ATM Vestibule is provided with Vision Glass; however, the window in the adjacent ATM Vault area will have Spandrel Glass - the RBC consultants did not want any window at all in this area but they relented when I suggested that it would be desirable in order to achieve a degree of symmetry to the Elevation - only, however, on the condition that it be Spandrel Glazing. I will send you separately the Bank's plan for this area to give you a better picture as to the layout. East Elevation Compliance with Recommendations a) Two additional spandrel glazing window units have been provided on the east facade of the building. While this is not an ideal spot to provide indoor/outdoor views (due to kitchen equipment and washrooms), it will help to articulate the east facade when combined with the abovementioned protruding columns that have also been included on the east facade, Outstanding Recommendations a) No further recommendations are required. South Elevation Compliance with Recommendations a) Additional glazing was recommended within the service doors on the south facade to provide opportunities for casual surveillance and enhance safety in the parking area. This has been provided in the form of tempered glazing (TG) within the three service doors. This assumes the two eastern doors are 'Type B' as labelled on the Roof Plan & Schedules and have the same tempered glazing (TG) despite not having the 'burglary resistant film' included on the bank door. This assumption is correct. Outstanding Recommendations a) No further recommendations are required. West Elevation Compliance with Recommendations a) The west elevation uses materials that are consistent in quality to the primary facade. b) The additional articulation provided through the previously mentioned protruding columns helps to break-up the lengthy facade. c) The amount of glazing provided by the three "WS-1" windows provides a sufficient amount of surveillance over the adjacent parking lot. Outstanding Recommendations Planning Department Report Number P-2012-03 Page 83 of 181 Re: Zoning By-law Amendment Application Z-2010-06 a) No furtherrecommendations are required. Planning Department Report Number P-2012-03 Page 84 of 181 Re: Zoning By-law Amendment Application Z-2010-06 MR NEUMANN ARCHITECT 868 Danforth Place Sle 101 Burlington On L7T 1S2 T(905) 522-1234 F(905) 522-C072 E-mail:[email protected] November 25, 2011. RECE The Corporation of the Township of King Planning Department NOV 2 8 2011 2075 King Road King City, ON L7B 1A1 TOWNSHIP OF KING PLANNING DEPT Attention: Paul Kulyk Re: Site Plan Development Application File No. SPD-11-27 2109,2115 & 2121 King Road, King City. Dear Sirl, Further to our responses to the Peer Review Report by Brook Mcllroy, your Preliminary Planning Review comments, the Accessibility Advisory Committee comments, all of which were emailed to you Oct.27/11 (copies of same attached), and our subsequent meeting at the Twp Offices Nov.10/11, vve submit the following summary of the changes recommended and incorporated in this submission: ARCHITECTURAL SITE PLAN SPA-1: - The entire King Road frontage/boulevard design has been revised in accordance with the "counter-proposal" by Strybos Barron King, Landscape Architects, as presented and discussed at our meeting - corresponding revisions have been made to their landscape drawing LI. - Former parking space //25 has been eliminated permitting the landscaped area in this location to be increased. - The confusion with respect to parking space #1 has been resolved by clarifying the building entrances as either "public" or "service'-see revised Legend of Symbols. - The "future driveway link" to the property to the west has been more clearly described. - The "Stop Bar" and "Stop Sign" have been added at the Banner Lane entrance as per Burnside's comments; also, the Barrier Curb within the Road Allowance has been changed to OPSD-600.110 from the Twp Standard F-4 as required in Engineering's memo of Aug.26/11. - The location of a Transformer was required to be shown by Burnside-there will not be an exterior pad-mount transformer as power will be accessed directly from the available Hydro Pole in the King Road R-O-W - we have provided Electrical Site Plan EO-1 in this submission. BUILDING ELEVATIONS-DRAWING A-l: Planning Department Report Number P-2012-03 Page 85 of 181Appendix 12 Re: Zoning By-law Amendment Application Z-2010-06 - The "column-style" pilasters have been more clearly defined as stated in our response of Oct.26/11 and as shown on a drawing presented at the Nov. 10/11 meeting. - Awnings over the store-fronts of the two retail spaces have been deleted as recommende, - Windows have been added to the East and South Elevations of the WS-2 type (spandrel-glazing) and the Service Doors have been provided with vision-glass lites. - Wehaveincluded drawings B-1 and C-l to provide further information relative to the provision of power-operators at all public entrances and the detailing of the wall opening wherewindowstyle WS-2 is proposed. - Tenant-signage illumination is proposed to be provided by exterior wall-mounted luminaires as specifies in the "Exterior Materials & Finishing Schedule" on drawing B-1 as types WF7 (details previously provided) and WF10, details of which are attached hereto. In conclusion please find attached the following: - Cover letter by Strybos Barron King, Landscape Architects, including Landscape Estimates for internal as well as R-O-W landscape items and details of the proposed Bench and Bicycle Rack. - Cover letter by Eaglebrooke Engineering summarizing changes in response to comments generally, including same by Burnside. Revised documents forming part of this re-submission: 10 copies ofeach ofthe foiling drawings: - Architectural: SPA-1, A-1, B-1 and C-1. - Landscaping: LI and VI - Electrical: Site Plan EO-1 - Site Services and Grading: SSG-1 and copy ofBurnside's mark-up. ESC-1 and copy ofBurnside's mark-up. 4 copies ifStormwater Management Report. 10 copies ofColoured Rendering ofproposed Building. Sample-board for Brick, Cone. Block and Metal Siding. Trusting you will find the above in order, I remain Yours very truly, Jt- Manfred R. Neumann OAA MRAIC C: R.E. (Tracy) Christie - Bowood Properties (2006) Inc. Planning Department Report Number P-2012-03 Page 86 of 181 Re: Zoning By-law Amendment Application Z-2010-06 TOWNSHIP OF KING DATE: January 16,2012 TO: Committee ofthe Whole FROM: Planning Department SUBJECT: Planning Report No. P-2012-02 Application for Zoning By-law Amendment File Nos.: Z-2011-17 & SPD-11-36 Part Lots 8 & 9, Concession 11 13300 11th Concession Road Owner: YMCA ofGreater Toronto Applicant: George Robb Architect, per Donald Scott Agent: MHBC Planning Limited, per Eldon Theodore 1. RECOMMENDATIONS: The Planning Department respectfully submits the following recommendations: A. That Zoning By-law Amendment Application, File No. Z-2011-17 to re-zone the subject lands from "Institutional (I)" to "Institutional (I) Exception 21.26" to permit a Caretaker's Residence BE APPROVED and that the implementing by-law (attached) be enacted, and shall include the following: 1. To permit one or more ofthe following Institutional (I) uses: a) Auditoriums or Meeting Halls; b) Children's Homes; c) Churches; d) Colleges or Universities; e) College or University Residences; f) Eating Establishments or Parking Lot incidental to an institutional use; g) Hospitals; h) Institutional Uses; i) Libraries; j) Day Nurseries; k) Public or Private Schools; 1) Public Uses in accordance with the provisions ofSection 6.39 of this by-law; m) Religious Retreats or Conference Centres; n) Market Garden Farms and General Agricultural Uses but not a specialized farm use; o) A Caretaker's Residence provided that such a dwelling unit is for the use ofa Caretaker and his or her family who is employed on these lands on a full time basis. Planning Department Report Number P-2012-02 Page 87 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 2 2. That the Caretaker's Residence identified above be subject to the following: a) The Lot Area Minimum shall be 107.5 hectares; b) The Lot Frontage Minimum measured along the 11th Concession Road shall be 646 metres; c) The Caretaker's Residence shall be located closer to the street (11th Concession Road) than the main building provided that the Front Yard Minimum shall be 56 metres; d) The Caretaker's Residence shall have a Floor Area Maximum measuring 230 square metres; e) The Side Yard Minimum from the south lot line for the Caretaker's Residence shall be 120 metres. B. That notwithstanding the above noted recommendation contains a change to the proposed by-law as it relates to the addition of Market Garden Farms and General Agricultural Uses on the subject property that were not specifically identified at the time of the public meeting, that Council deem that in accordance with Section 34(17) of the Planning Act, that further notice in respect to this change to the proposed by law is not required. C. That Site Plan Development Application, File No. SPD-11-36, BE APPROVED and that the requirement for the applicant to enter into a Site Plan Development Agreement be waived. D. That subsequent to this approval and prior to the issuance of a Building Permit, the applicant shall: 1. Submit to the Chief Building Official an MOE Certificate of Approval for the proposed expansionofthe on-site sewage and wastewatersystem; PROPOSAL The purpose of the zoning by-law amendment application is to provide for a caretaker's residence as a permitted use, accessory to the camp and conference facility. The application proposes to zone the subject property from Institutional (I) to Institutional (I) - Exception to allow for a dwelling measuring a total gross floor area of 183.57 square metres (1976 sq.ft.). The preliminary site plan locates the proposed new dwelling approximately 62 metres from the 11th Concession Road in close proximity to two existing service/storage buildings. A previous dwelling was located approximately 90 metres to the north; however, was demolished in 2008. The residence will rely upon the existing driveway from the public road for access. Services are proposedto be provided to the dwelling using a connection to the existing on-site water distribution system and a new private sewage disposal system. A site plan application has been submitted concurrently in accordance with Township by-law 90-20. Planning Department Report Number P-2012-02 Page 88 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 3 3. PROPERTY DESCRIPTION AND SURROUNDING LAND USE The subject property measures approximately 107.51 hectares (265 acres) and currently supports a YMCA camp and conference facility known as Cedar Glen which includes many buildings and structures including a main lodge building, a hall, cottage buildings, a pool, cabins, shelter structures and service buildings all measuring a total gross floor area of 4852.50 square meters. The site also contains several parking areas, internal roadways and bridges. The property is serviced by private water supply and private sewage disposal and has a single access driveway from the 11th Concession Road. The subject lands are located within the Provincial Greenbelt Plan. A portion of the property is also located within the Oak Ridges Moraine Conservation Plan Area. A watercourse known as Cold Creek runs through the property which includes an associated flood plain area. Valley land features are located adjacent to the creek including a mix of coniferous and deciduous woodlands. There are also areas of the property that are characteristic of open field meadows. The location of the proposed caretaker's residence is situated outsidethe Oak Ridges Moraine Plan Area and outsidethe flood plain area. It is reported that the property previously supported a camp and conference centre for the United Church of Canada and as such, the property has been zoned Institutional (I) since the passing ofthe zoning by-law. Surrounding Land Use North: Rural Residential East: Agriculture South: Rural Residential West: Rural Residential 4. PUBLIC MEETING NOTICE The statutory public notice and meeting have been completed. The public meeting was held by Council on November 14th, 2011 and no one from the public was in attendance to speakto the application. Minutes of the meeting are attached as Appendix 1. 5. AGENCY COMMENTS As ofwriting this report, staffhas received the following comments: Department/Agency Comments By-law The Manager ofBy-law Enforcement verbally advised that there are no files pertaining to the subject property Building Department The Chief Building Official advised that the proposal requires a building permit with drawing as required by the Ontario Building Code and that all structures must comply with the Ontario Building Code. Furthermore, appropriate development fees are exempt as this is considered to be a replacement structure. A grading review and fee is also required in accordance with the Township's fee by-law 2011-021. The Building Official also commented that consideration of a geothermal system will require the Planning Department Report Number P-2012-02 Page 89 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 4 Department/Agency Comments approval ofYork Region. Engineering & Public Comments have been submitted from the Township Works Department Engineering and Public Works Department in respect to the site plan application. The Engineer requested additional information regarding the driveway construction and grading information for the dwelling. In addition, changes to a swale have been requested together with an extension of the proposed silt fencing. Additional information has been requested regarding the sanitary service. Upon review of the final submission, all previous comments have been addressed. Fire and Emergency The Fire Prevention Officer verbally advised of Services Department recommendations to consider providing on-site water supply for firefighting purposes and to consider the installation ofa residential sprinkler system throughoutthe building. Finance Department The Township Treasurer has advised of no objections to the application and advised that the applicant would be eligible for a reduction ofthe Development Charges due to an existing dwelling unit having been demolished in 2008. Clerk's Department A municipal address of 13300 11th Concession Road is currently assigned to the camp facility. A separate address is recommended for the caretaker's residence being, 13290 11 Concession. In addition, since the driveway forks in two locations, signage is encouraged to direct emergency responders to the applicable building. Upon review of the final submission, the Clerk's office is satisfied that the proposed signage identified on the revised site plan will assist emergency responders. The Clerk's office can be contacted with respect to formally applying for the new address and 911 sign. Economic The Economic Development Officer has indicated no Development objections to the application and has indicated that the facility is a significant asset and provides job opportunities for King residents andspinoff benefits. Toronto & Region TRCA staff provided a letter dated November 14m, 2011 Conservation advising of no objections to the applications. Staff Authority (TRCA) commented that the proposed works will not impact on the. integrity ofthe Oak Ridges Moraine Conservation Plan and further noted that the location ofthe development is an area already disturbed and situated on vacant tableland. The TRCA indicated that the proposed sediment control measures are appropriate and that there will not be any adverse impacts on nearby natural heritage features. Planning Department Report Number P-2012-02 Page 90 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 5 PLANNING DISCUSSION 6.1 Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) is a collection of policy initiatives which seek to achieve a comprehensive coordinated approach to land use planning matters. All applications which commenced after March 1, 2005 require decisions that "shall be consistent with" the policies contained. The promotion of recreational opportunities is promotedby the PPS. The applicant has identified the use of the camp facility as an institutional/recreational use. Within Rural areas of municipalities, resource-based recreational activities with limited residential development are permitted provided that it is compatible with the rural landscape and sustained on rural services. 6.2 Provincial Growth Plan The Province's "Places to Grow Plan" contain policies that promote development within existing built-up areas. The subject lands are within the Greenbelt Plan area and as such, the Growth Plan states that the applicable policies in the Greenbelt Plan apply. 6.3 Greenbelt Plan The subject property is located within the Greenbelt Area and designated as "Protected Countryside" and "Natural Heritage System". The policies of the Protected Countryside identify that recreational uses shall be supported in rural areas. The Recreational Use policies of the Plan specifically identify that a residential dwelling unit can be considered for recreational uses for the purposes ofhousing an employee. Furthermore, Section 4.5 addresses Existing Uses and indicates that for lands within the Protected Countryside, accessory structures and uses which bring the use more into conformity with the Plan are permitted provided that no municipal services are required and the expansion does not occur in a key natural heritageor key hydrologic feature. It shall be noted that the location of the proposed caretaker's residence falls outside of the Natural Heritage system portion of the property. 6.4 Oak Ridges Moraine Conservation Plan (ORMCP) The subject lands are partially located within the Oak Ridges Moraine Conservation Plan (ORMCP) and designated as Oak Ridges Moraine Natural Linkage Area. The location proposed for the caretaker's dwelling is situated outside the ORMCP and therefore is not subject to the policies ofthe plan. Planning Department Report Number P-2012-02 Page 91 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 6 6.5 Region ofYork Official Plan The Regional Official Plan (1994), as amended, designates the subject lands as "Rural Policy Area" on Map 6 and within the "Regional Greenlands System" on Map 4 of the Plan. The "Rural Policy Area" (Section 5.7) designation provides for agriculture, forestry, conservation and farm-related uses in keeping with the policies of the area municipal official plan. Recreational uses are recognized as being permitted in the Rural Policy Area subject to certain criteria. A new York Region Official Plan was approved with modifications by the Minister on September 7, 2010; however, is not in full force and effect pending appeals to the OMB. This Plan designates the subject property as "Rural Area". The objectiveofthe Rural Area is to retain the character ofrural lands and provide protection to existing agriculture and agriculture-related and secondary uses. The Rural policies also contemplate the use of such lands for land extensive recreational uses consistent with the policies of Provincial Plans and municipal official plans and zoning by-laws. 6.6 Official Plan Amendment (1970) The lands on the subject property situated outside the Oak Ridges Moraine Plan Area are designated "Rural" and "Open Space" in the Township Official Plan while the portion of lands located in the Moraine are designated as "Oak Ridges Moraine Natural Linkage Area" in the ORM conformity official plan amendment OPA#1970. The proposed caretaker's residence is located outside of the Oak Ridges Moraine plan area. The Open Space designation provides for primarily conservation, recreation and agricultural uses and specifically permits a residence for an owner or caretaker. The property operates as a recreational facility providing outdoor education, day and overnight camping, a variety of recreational activities and conferencing facilities. The Rural designation provides for primarily agricultural or conservation uses. The division between the Rural and Open Space designations occurs in close proximity to the location on the property for the caretaker's residence. The interpretation sectionofthe Official Plan identifiesthe following: "It is intended that the boundaries of the land use classification shown on Schedule 'A' be considered as approximate and absolute only where bounded by arterial roads, railways, rivers or streams or other similar geographical barriers. " Furthermore, the Official Plan identifies that amendments are not required in order to approximate the land use boundaries provided that the general intent ofthe plan is preserved. It is Planning staffs opinion that the Rural-Open Space split on the property is inconsequential to the overall predominant use of the lands which are Planning Department Report Number P-2012-02 Page 92 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 7 consistent with the Open Space policies of the plan. As such, the current application can be dealt with underthe provisions of the Open Space designation. 6.7 Zoning By-law No. 74-53 a.a. The lands on the subject property situated within the Oak Ridges Moraine Plan areaare zoned Oak Ridges Moraine Feature Protection (ORMFP) and OakRidges Moraine Natural Core and Linkage (ORMNCL) by Zoning By-law 74-53, as amended by By-law 2005-23 (Moraine conformity by-law). Exception 12-7 has been identified which refersto the previous Institutional zone of the by-law. The majority oflands on the property fall outsidethe Moraine boundary, including the location for the proposed caretaker's residence and are zoned Institutional (I) by Zoning By-law 74-53, as amended. As previously mentioned in Section 3 of this report, the United Church of Canada was operating a similar camping and conferencing facility at the time ofthe passing ofthe by-law which resulted in the Institutional zoning. Institutional uses are defined by the Zoning By-law as follows: "The use of land, buildings or structures for religious, charitable, educational, health or welfare purposes, andincludes churches, places ofworship, schoolsand day nurseries " The YMCAis a charitable organization whose purpose is to provide for the health and welfare of young people. The predominant uses on the property are for outdoor education and recreational opportunities and as such are identified as permitted uses in the Institutional zone. However, the zone does not specifically provide for a residence for an owner or caretaker. The permitted uses in the Institutional zone allow for one or more ofthe following: Armouries Auditoriums or Meeting Halls Cemeteries Children's Homes Churches Colleges or Universities College or University Residences Eating Establishments or Parking Lot Incidental to an Institutional Use Hospitals Institutional Uses Libraries Convalescent NursingHomesor Senior CitizenHomes or Housing Day Nurseries Public or Private Schools Public Uses in Accordance with the Provisions ofSection 6.39 Religious Retreats or Conference Centres Planning Department Report Number P-2012-02 Page 93 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 8 In reviewing the permitted uses above, there appears to be several uses which would be inappropriate to locate in the un-serviced rural areaof the Township and as such, may not be consistent with the Open Space policies of the Plan. Planning staffhas undertaken a review of the uses with the applicantto determine what uses will best serve the property in the long term while remaining compliant with the intended purposes of the Plan. The applicant has agreed that both armouries and cemeteries are not in any future plans for the site and as such can be removed from the zone. Other uses which Planning staff identified to be more suitable for urban serviced areas included hospitals and nursing homes and senior citizen housing. Although it may appear that a hospital would not be likely in this location, the applicant has advised that the YMCA does engage in partnerships with hospital networks for providing alternative small-scale health services. There are no currentplans for such a use on the property; however, the applicant would prefer to maintain flexibility and remain relevant to the community and as such would prefer to retain this use. In the case of a convalescent nursing home or senior citizen home, the applicant has agreed that this be removed from the zone in favour of adding market garden farms and general agricultural uses. There are large pockets of relatively flat table land on the east side of the property that could be easily converted to agricultural uses. The applicant has identified that there may be plans to introduce some agricultural learning and food production to the camp's programing and that adding such a use to the zone would provide for an expanded range of programing in the future. The lands are within both Rural and Open Space designations of the Official Plan which support agricultural uses. The proposed use however, would prohibit specialized agriculture whichrefers to intense animal husbandry. Agricultural uses were not identified in the zoning by-law amendment application and were not identified at the time ofthe public meeting. Consideration of this use was the result of discussions with the applicant after the public meeting when appropriate uses and zone requirements were reviewed for. the proposed by-law. Nonetheless, Section 34(17) of the Planning Act requires Council to make a decision in respect to whether changes with the proposed by-law warrant a further notice. The public meeting did not generate any comments and the use is supported by the Township Official Plan. As such, Planning staffhas identified to Council underrecommendation 'B' that furthernotice not be given. The proposal to include a caretaker'sresidence as a permitted use accessory to the principal use has been justified by the applicant to be a component of the camp facility. Similar provisions for such a residence do exist under the Open Space zone of the by-law and the Township has considered such residences in the past where persons are employed on the lands as full-time help for the maintenance and upkeep ofreal property. Under previous instances, additional zone provisions were included in the implementing by-law to ensure that the dwelling remained accessory to the principal use and that the establishment of a dwelling would not lead to a future severance of land. The maximum floor area proposed would take into account Planning Department Report Number P-2012-02 Page 94 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 9 future expansions that would permit a full second storey. Thefollowing provisions are proposed for the by-law: • The Caretaker's Residence shall have a Floor Area Maximum measuring 230 square metres; • The Lot Area Minimum shall be 107.5 hectares; • The Lot Frontage Minimum measured along the 11th Concession Road shall be 646 metres; Further provisions were identified to provide for a specific location for the residence to ensure compatibility with surrounding landuses and maintain the rural character of the area. The following provisions are proposed forthe by-law: • The Caretaker's Residence shall be located closer to the street (11th Concession Road) than the main building provided that the Front Yard Minimum shall be 56 metres; • The Side Yard Minimum from the south lot line for the Caretaker's Residence shall be 120 metres. Since the caretaker's residence is being established as an accessory use on the property, the proposed by-law is to take into account Section 6.2(iii)) which address the location of the structure being closer to the road than the main building. In addition, the implementing by-law will also address Section 6.14 which prohibits a dwelling unit on a non-residential lot. 6.8 Site Plan Development An application for Site Plan DevelopmentApproval has also been submitted to the Planning Department in accordance with the Township's SitePlanControl By-law (#90-20). Planning staff has now received comments from all applicable departments and agencies and there no outstanding issues. The proposed development location is void of any significant vegetation or natural features while a new driveway extension will be constructed from the existing internal service driveway. Planning staff has determined that there are no specific works requiring a financial security and as such, are recommending that the requirement for a Site Plan Development Agreementbe waived. The caretaker's residence is proposed to be serviced by a new private sewage disposal system situated immediately north east of the dwelling location. The property is currently under the jurisdiction of the Ministry of the Environment for sewage and waste water systems and as such, is required to be approved by the Province prior to the issuance ofa municipal building permit. 6.9 Discussion The camp and conferencing facility was an established use prior to the passing of the Township's zoning by-law. At that time, Institutional (I) zoning was given to the whole extent of the property to recognize the uses that were existence and Planning Department Report Number P-2012-02 Page 95 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 10 operating under the name of the United Church of Canada. The facility has been supported by a variety of buildings and structures including a single detached dwelling until its demolition in 2008. Although the existing uses are permitted under the current zone, a caretaker's residence is not listed as a permitted use in the zonenotwithstanding such a use is supported by the Official Plan designation. The property measures 107.5 hectares and contains over twenty structures which support a variety ofeducational and recreational programs throughout most of the year. Based on the information presented, a caretaker's residence in this instance isjustified.The YMCAcurrently employs a full time caretakerat this facility. Upon review of the use provisions of the Institutional (I) zone, the applicant together with Planning staff undertook a review to determine which uses would not be appropriate to remain in the zone given various provincial and municipal plans and policies and the lack of municipal servicing in the area. Planning staff also determined that the applicant's request to add agricultural uses to the zone would not offend the intended use of the property as provide under the Township's Official Plan policies. The implementing by-law also proposes site specific development provisions for the caretaker's residence that would place an appropriate limit on the maximum size of the caretaker's dwelling while providing some opportunity for expansion. A minimum lot area and minimum lot frontage have also been proposed for the by-law to remove the future possibility of a severance of the dwelling while additional provisions have been proposed that establish minimum structural setbacks from the public street and the south property line to ensure landuse compatibility and to maintain the rural character ofthe area. The caretaker's residence is proposed to be located in an open and flat field meadow in close proximity to two existing service/storage buildings. There is no presence of any key natural heritage or hydrological sensitive features near the development envelope and the proposed dwellingrequiresminimal grading and no tree removal. An extension off an internal driveway is required to be constructed for access purposes and a new private sewage disposal system will be required. The locationminimizes interference with other land uses and provides the facility with a level ofsurveillance at the property entrance.. Planning staffis satisfied that the proposed location is appropriate from a site planning perspective. FINANCIAL IMPLICATIONS The required application fee has been submitted. In addition, any external costs incurred by the Township through the processing and review of the application will be recovered from the applicant. Any applicable Development Charges will be payable at the Building Permit stage. As previously mentioned in Section 2 of this report, a residential dwelling unit did exist on the property until 2008 when it was demolished. In consideration ofthis, the re-establishment of a dwelling unit on the subject property would not require a payment for the purposes ofthe Cash In Lieu ofParkland by-law. Planning Department Report Number P-2012-02 Page 96 of 181 Re: Application for Zoning By-law Amendment PLANNING REPORT NO. P-2012-02 PAGE 11 8. CONCLUSION The purpose of the zoning amendment application is to provide for a caretaker's residence as a permitted accessory use to the existing camp facility. The review ofthe applications is now complete and there remain no outstanding comments from any department or agency. Planning staff has undergone a review with the applicant regarding the appropriate uses for the subject property in consideration of preparing a draft zoning by law amendment for the property. It has been agreed that armouries, cemeteries and convalescent nursing homes or senior citizen homes or housing will be removed from the zone and that Market Garden Farms and General Agriculture Uses will be added. These amendments will better define the long term intended use of the lands given its rural location and provide for the added benefit of agriculture which is in conformity with the Township's Official Plan. The zoning application has been evaluated in accordance with Regional and Township Official Plan (OPA 1970) policies in addition to the Greenbelt Plan, Provincial Growth Plan and Provincial Policy Statement. Based on this evaluation, it is the Planning Department's opinion that the proposed zoning by-law amendment is in conformity with all planning policies. 9. ATTACHMENTS Schedule 1 - Aerial Photo - Location Map Schedule 2- Aerial Photo - 2005 Schedule 3 - Oak Ridges Moraine Conservation Plan Area Schedule 4 - Township of King Official Plan Land Use Plan Schedule 'A' Schedule 5 - Site Plan Area Tabulation (Site Manager's Residence) (A100) Schedule 6 - Site Plan (Site Manager's Residence) OBC Data Matrix (A101) Schedule 7 - Site Grading, Construction Mitigation Plan and Septic Design (GR-1) Appendix 1- Council Meeting Minutes ofNovember 14lh, 2011 Appendix 2 - Draft Zoning By-law 2012-02 as prepared by Planning Department Staff Appendix 3 - Building Department memo dated, October 22, 2011 Appendix 4 - Engineering comments dated, January 6, 2012 Appendix 5 - Finance Department email dated, November 20, 2011 Appendix 6 - Clerk's memo dated, October 31, 2011 Appendix 7 - Economic Development email dated, January 9, 2012 Appendix 8 - TRCA letter dated, November 14, 2011 Appendix 9 - Response from applicant's engineer dated, November 30, 2011 Prepared ty'-/f Recommended by: -f^>— Paul Kulyk Stephen Kitchen, B.E.S. Planner V Director of Planning Planning Department Report Number P-2012-02 Page 97 of 181 Re: Application for Zoning By-law Amendment Aerial Photo - Location Map o • •* - . ; jng Road CEY MAP Zoning By-law Amendment Z-2011-17 Site Plan Application SPD-11-38 Part Lots 8 & 9, Concession 11 13300 11th Concession Road Owner: YMCA of Greater Toronto 0 50100 200 300 400 © The Regional Municipality of York ©The Township o( King, Planning Department 2010 Planning DepartmentMeters! Report Number© First P-Baso2012Solutions-02 Inc.. 2009 Orthophotography Page 98 of 181 Re: Application for Zoning By-law Amendment Previous Dwelling b Demolished in 2008 * « at _ i'^k Zoning By-law Amendment Z-2011-17 Site Plan Application SPD-11-38 Part Lots 8 & 9, Concession 11 13300 11th Concession Road Owner: YMCA of Greater Toronto 0 10 20 40 60 80 ©The Regional Municipality ol York JsSSSri ©The Township of King, Planning Department 2010 Planning DepartmentMeter Report Number© First P-Base2012Solutions-02 Inc., 2009 Orthophotography Page 99 of 181 Re: Application for Zoning By-law Amendment Oak Ridges Moraine Conservation Plan Area *' »?i' •D 03 . O •£; .9 (U o c ° •J King Road Legend Zoning By-law Amendment Z-2011-17 Site Plan Application SPD-11-38 COUNTRYSIDE AREA Hi NATURAL CORE AREA Part Lots 8 & 9, Concession 11 13300 11th Concession Road | 1 NATURAL LINKAGE AREA Owner: YMCA of Greater Toronto | RURAL SETTLEMENT | SETTLEMENT AREA .36 MSh 0 50100 200 300 400 >The Regional Municipality ot York 5The Township of King, Planning Department 2010 Planning DepartmentMeters! Report Number5 First P-Base2012Solutions-02 Inc.. 2009 Orthophotography Page 100 of 181 Re: Application for Zoning By-law Amendment Schedule 4 Planning Department Report Number P-2012-02 Page 101 of 181 Re: Application for Zoning By-law Amendment GEORGE ROBB ARCHITECT<• fioo*. ••r> iti-wiMii Mir'u>i ixc i-e**-H4-c?w