File: A111/10

Applicant: 1195117 Ontario Limited'

Address: 8585 Highway #27, Woodbridge

Agent: HARRY FROUSSIOS Zelinka Priamo Ltd.

Item # Ward #2

Adjournment Status: Previously adjourned SINE DIE at the June 24, 2010 meeting.

Comments/Conditions:

Commenting Comment Condition of

Department Approval Building Standards 0 D Development Planning-REQUEST FOR ADJOURNME~!:

~ D Engineering

; .....................................

TRCA

PowerStream

Other -

Other -

0 D D D 0 D D D D D .............................. .........................................................................................

Legend: ../ _ Positive Comment

X - Negative Comment

Prepared By: Todd Coles

COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, ON L6A 1T1

Phone: (905)832-8585 Fax: (905)832-8535

NOTICE OF APPLICATION MINOR VARIANCE

FILE NUMBER: A111/10

APPLICANT: 1195117 Ontario Limited

PROPERTY: Part of Lot 11, Concession 8 (municipally known as 8585 Highway #27, Woodbridge)

ZONING: The subject lands are zoned C4 Neighbourhood Commercial, under By-Law 1-88 as amended and further subject to Exception 9(750).

PURPOSE: To permit an addition to an existing grocery store and allow for a seasonal garden centre.

PROPOSAL: 1. Permit a minimum 8.1 metre exterior side yard setback. 2. Permit a setback of 15.0 metres from a residential zone. 3. Permit a maximum gross floor area of 11, 114m2 for the shopping

centre, (not including a Lath House) 4. Permit parking to be provided at a rate 5.12 spaces per 100m2. 5. To permit a Nursery to be located outside of the shopping centre and with

open storage. 6. To permit 37 parking spaces to be utilized for a Seasonal Garden Centre

(Nursery) during the months of April to July inclusive.

BY-LAW 1. Exterior side yard setback, 11.0 metre is required. REQUIREMENT: 2. Setback from a residential zone, 22.5 metres is required.

3. Maximum gross floor area for the shopping centre, 8,636m2 (not including a Lath House).

4. Parking to be provided at a rate of 6.0 spaces per 100m2 is required. 5. A nursery is permitted entirely within a shopping centre and with no

open storage. 6. Parking spaces are only to be used for the temporary parking of motor

vehicles.

BACKGROUND Consent and Variance: B061 104, A271/04 - Approved Oct. 14,2004 INFORMATION: Consent: B001/07 - Approved Jan. 11, 2007

Zoning By-law Amendment: Z.02.065 - Approved Dec. 6, 2004 Site Development: DA.02.055 - Approved 2004

A sketch is attached illustrating the request.

This application will be heard by the Committee of Adjustment on the date and time shown below.

DATE:

TIME:

LOCATION:

THURSDAY, March 29, 2012

6:00 PM

COMMITTEE ROOM 242/243 (2nd Floor) VAUGHAN CITY HALL 2141 MAJOR MACKENZIE DRIVE VAUGHAN, ONTARIO L6A 1T1

You are invited to attend this public hearing in person to express your views about this application or you may be represented by counsel for that purpose. If you do not attend at the hearing it may proceed in your absence and, except as otherwise provided in the Planning Act, you will not be entitled to any further notice of the proceedings. If you wish to be notified of the decision of the Committee of Adjustment with respect to this application, you must complete the attached "Request for Decision" form and submit it to the Secretary-Treasurer.

Additional information is available from the Committee of Adjustment staff between 8:30 a.m. and 4:30 p.m. Monday to Friday at the Committee of Adjustment, Clerks Department: Tel:(905) 832-8504/Fax: (905) 832-8535. If you wish to make written comments on this application they may be forwarded to the Secretary - Treasurer of the Committee of Adjustment PRIOR TO THE MEETING.

Form 9 ~"VAUGHAN

COMMITTEE OF ADJUSTMENT VARIANCE A111/10

Your comments are collected under the legal authority of the Planning Act, RS.O. 1990,Chapter c. P.13, as amended. Your comments in respect to this application becomes the property of the City of Vaughan and will become part of the decision making process of the application as noted on this form. Pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy Act, RS.O. 1990, c. M.56, as amended, public feedback to planning proposals is considered to be a public record and may be disclosed to any individual upon request in accordance with Section 27 of the Municipal Freedom of Information and Protection Privacy Act, RS.O. 1990, c. M.56, as amended. Questions about this collection should be directed to the Secretary-Treasurer, Vaughan Committee of Adjustment, Clerk's Department, 2141 Major Mackenzie Drive, Vaughan, Ontario; L6A 1T1 (905) 832-8504 x.8332.

DATED THIS 14TH, DAY OF MARCH, 2012.

Form 9

Todd Coles, BES, MCIP, RPP Manager of Development Services and

Secretary-Treasurer to Committee of Adjustment

~rVAUGHAN

J

- Permit a maximum gross floor area of 11,114 sq.m for the shopping centre -Permit parking to be provided at a rate of 5.12 spaces per 100 sq.m

I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I

Permit a Nursery to be located outside of the shopping centre and with . open storage - Permit 37 parking spaces to be utilized for a Seasonal Garden Center (Nursery) during the months of April

July, inclusive ~'':''V. '-:"">lJ. '-I . _".A'!.!..",!"- . PART 17 I ~ARr 2J , .

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~'VAUGHAN COMMITTEE OF ADJUSTMENT File No.: A 111/10

Applicants: 1195117 ONTARIO LIMITED

~ SUBJECT LANDS: 8585 HIGHWAY 27, WOODBRIDGE

ZELINKA PRIAMO LTDI A P,.of't!S"SiDt-a( p~ P~cI!e.

February 28,2012

Committee of Adjustment City of Vaughan 2141 Major MacKenzie Drive Vaughan, Ontario L6A 1T1

Attention: Todd Coles Secretary-Treasurer

Dear Mr. Coles:

Re: Application for Minor Variance (File A 111/10) Loblaw Properties limited Part of Lots 11, Concession 8 (8585 Highway 27) Our File: LPUVGN/01-01

A111/10

Further to our recent discussions, Zelinka Priamo ltd is pleased to request the following revisions to the above-noted application, on behallf of Loblaw Properties limited ("Loblaws").

The purpose of the application is to request relief from various provisions of the Zoning By-law to permit a proposed expansion to the existing food store on the subject lands, as shown on the attached site plan.

The subject lands are zoned Neighbourhood Commercial - Exception "C4_ 9 (750)" in Zoning By-law 1-88. The following components of the proposed expansion will require relief from the following provisions of the Zoning By-law, based on Staff review of the most recent site plan:

1. To permit a minimum exterior side yard setback (along Langstaff Road) of 8.1 metres, whereas a minimum exterior side yard of 11.0 metres is required.

This variance is necessary to aI/ow the expansion of the food store towards Langstaff Road. Approval of the variance will aI/ow built form to be brought closer to the street which is in keeping with current urban design objectives.

2. To permit a setback of 15.032 metres from a residential zone; whereas a minimum setback of 22.5 metres is required.

This variance is necessary to aI/ow for a porlion of the main building (storage area) and screen wall to be constructed within the required setback. However, the majority

318 Wellington Road london. Ontario NBC 4P4

Tel: 519-474-7137 Fax: 519-474-2284 Email: zc(!i)zoolan.comWebslte:zoolan.com

S~cretary-Treasurer Committee of Adjllstmem City of Vaughal/

February 28.2012

of the bw1ding will be setback approximately 25.0 metres from the easterly property line and screened accordingly from abutting residential uses.

3. To permit a maximum gross floor area of 11,114 square metres for the shopping centre; whereas a maximum of 8,636 square metres is currently permitted for a shopping centre.

This variance is necessary to permit the additional floor area for the supermarket to be constructed. It is important to note that the current zoning provisions already permit a maximum of 10,754 square metres for the "Neighbourhood Commercial Plaza" which includes a Shopping Centre and Lath House. The Lath House is no longer a component of the subject lands and, as such, the requested variance essentially requests a transfer of the permitted gross floor area of the Lath House (2, 118 sq. m) to the Shopping Centre use.

4. To permit parking for the subject lands to be provided at a rate of 5.12 spaces per 100 square metres; whereas a minimum rate of 6.0 spaces per 100 square metres is currently required.

This variance is necessary to permit a reduced parking requirement for the subject lands in order to accommodate the proposed food store expansion. The requested rate is still sufficient according to current municipal parking standard requirements. Furthermore, the requested rate is justified by a Parking Study that has been completed in supporl of the requested variance.

5. To permit a nursery to be located outside of the shopping centre and with open storage; whereas a nursery is permitted entirely within a shopping centre and with no open storage.

A seasonal garden centre is also proposed as part of the overall expansion to the food store. The garden centres associated with the Loblaws chain of food store are located within the parking area and are fully encompassed by a fenced structure. The garden centre is in operation generally between the months of April and July and will temporarily occupy existing parking spaces during its operation.

6. To permit 37 parking spaces to be utilized for a Seasonal Garden Centre (Nursery) during the months of April to July inclusive; whereas parking spaces are only to be used for the temporary parking of vehicles.

The garden centre requires the temporary use of parking spaces during its operation. The attached Parking Study has reviewed the proposed garden centre operation and has concluded that there will still be sufficient parking left over to satisfy the peak parking demands for the site.

Based on the above, we believe that the requested variances are in keeping with the City of Vaughan Official Plan and Zoning By-law as they relate to the subject lands; the variances are minor; and are appropriate for the orderly development of the subject lands.

Zelinka Priamo Ltd. Page 2

Secrelal)'· Treasurer Committee oj Ad/llslmell! City of Vaughan

FebrualJ,28.2012

Please find attached the following material in support of the amended application:

• One (1) copy of Page 2 of the original completed application form, as well as an attached page containing a list of the requested variances;

• Cheque in the amount of $1,120.00, made payable to the "City of Vaughan"; • One (1) copy of the site plan (Drawing A 1-ZZZZZZV); and • One (1) copy of the updated Parking Justification Report, prepared by LEA

Consulting Ltd.

Please also note that Site Plan Approval (PAC File 10.036) ) is currently being processed for the proposed expansion and we anticipate that the site plan will be at a satisfactory stage prior to the March 30th meeting of the Committee of Adjustment.

We trust that the enclosed information is complete and satisfactory and look forward to a timely approval process. If you have any questions, or require further information, please do not hesitate to call the undersigned.

Yours very truly,

ZELINKtI\ PRIAMO L TO.

Harry Froussios, BA, MCIP, RPP Senior Planner

cc: Mario Fatica, Loblaw Properties Limited

Zelinka Priamo Ltd. Page 3

Application amended Feb. 28, 2012 - revised variances

Va~VOf an TIie Ciig Above Toronto -

COMMITTEE OF ADJUSTMENT

(VARIANCES)

FORM 1 PLANNING ACT, R.S.O. 1990, C.P.13

SECTION 45 (1) or (2)

2141 Major Mackenzie Drive Vaughan, Ontario Canada L6A 1T1 Tel [905]832-2281

APPLICATION FOR MINOR VARIANCE OR PERMISSION

Pursuant to Subsection 45 of the Planning Act, and Ontario Regulation 200/96, the applicant shall provide the Committee of Adjustment with such information or material as the Committee of Adjustment may require. The Committee of Adjustment may refuse to accept or further consider the application until the prescribed information, material and the required fee are received.

Personal information on this form is collected under the legal authority of the Planning Act, RS.O. 1990, C.P.13 as amended. This information will be used to process an application for a minor variance or permission for the Committee of Adjustment.

Information on this application and any documentation submitted in support of or in opposition, becomes the property of the City of Vaughan. This information is collected and maintained for the purpose of creating a record that is available to the general public pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy Act, RS.O. 1990, C.M. 56, as amended. Questions about this collection should be directed to the Secretary-Treasurer, City of Vaughan Committee of Adjustment, at the above noted address.

Note: Except for required signature(s), answers must be typed or neatly printed in dark iJ:JJ!, suitable for reproduction. All sections must be completed, or marked "nla" (not applicable), as the case may be.

This application is being made under the following section of the Planning Act, RS.O. 1990, Chapter P. 13:

III Section 45( 1 ) - Relates to a change to a by-law standard (e.g. setbacks, frontage, height, etc.)

D Section 45(2) - Relates to a change to, or expansion of, an existing legal non-conforming use.

1.0 OWNER/APPLICANT INFORMATION

1.1 Name of Owner: 1195117 Ontario Limited

(THIS MUST BE THE NAME(S) REGISTERED ON TITLE)

416-864-6479 416-642-3550 Telephone Number: ..... . Fax: .

2300 Yonge Street, Suite 500, P.O. Box 2386 Address: ....

Town/City, Province: .. Toronto, Ontario

Postal Code:

E-mail:

2.0 AGENT/SOLICITOR/CONSULTANT

2.1 Name of Agent:t\h~~~~JC?~ 519-474-7131

Zelinka Priamo Ltd

Telephone Number: ..... Fax:

318 Wellington Rd Address: .......

Town/City, Province: London, ON

Postal Code:

harry.f@zpplan.com E-mail:

V-1 OF 11

M4P 1E4

519-474-2284

N6C4P4

Revised Januray, 2010

NOTE: Unless otherwise requested, all communications will be sent to the agent.

3.0 MORTGAGEES, HOLDERS OF CHARGES OR OTHER ENCUMBRANCES

N/A 3.1 Name: ... __ ._ .......... _ ................. _ ............. __ ............... _ .............................. __ ._ ....... _ ... _ ............. _ ....... _ .. _ ...... __ .............................. __ ....... _ .. ___ ._ .......... __ ....... _ ......................... _ .. .

Address: .............................................................................................................................................................................................................................................................................

Town/City, Province: ...... _ ............... __ ..... _ ...... __ ............... _ ............... _ ............... __ ................ Postal COde: ............................. _ ............. _ ............... ___ ........ .

4.0 PURPOSE OF THE APPLICATION

4.1 What is the purpose of the application? Please select the appropriate type:

~ a 5,261 sq. m addition to the existing Grocery Store and a To permit the construction of ............................. _ ..... _ ............... _ ........ _ ........................................ _ ............................................................... _ ..... _ ............ _ ........ _.

o seasonal garden centre To permit the maintenance of ............................... _ ................ _ ................................ _ ......................................... _ ...... _ ...................................................... _ ........ _ ...

o To permit the continued construction 01... .............. _ ...................... _ .......... _ ...................... __ ..................... _ ....................... _ ................................................ _

o To facilitate the severance of the total lands. This variance pertains to the:

o SUBJECT lands.

o RFTAINFn I::mrl!':

5.0 BY-LAW REQUIREMENTS/PROPOSED CHANGES

5.1 What are the By-law requirements: .. ~: .. :_~~~~~.~:.~ .... ~:~.~:.~ ................................... _ ................................ _ ................. _ .... _ ................... _

See attached letter 5.2 Proposed changes to the By-law requirements: .............. _ .................................... _ ............................. _ ........ __ .... _ ....... _ ......................... _ .. _._ ........ _

See attached cover letter 5.3 Why is it not possible to comply with the provisions of the By-Iaw?:._ ........................ __ ....... _ .... __ ...... _ ..... __ ............... __ .......... .

6.0 DESCRIPTION OF SUBJECT LANDS

6.1 Legal description of the subject lands:

8585 Highway 27 52 Municipal Address: .... _ .. __ .. _ ................. _._ .... _ ... _ .. _ ............. _ ........ _ ......................................... _ ....... _ ...................... Block Map #: ...................... _ ...... _.

Lot{ s )/Block{ s) #: ._ ............... _ ............... _ .... _............................................ Registered Pia n #: ............ _ ................. _ ............... _ .... _ ............................. _ .. ..

8 11 Part of Lot{s); ........................................................ _ ............... _ ...................... Concession: ............................................................ _ ....... _ ...... _ .... _ ... ___ .. _ .. _.

Other legal description, if applicable: ................................................................................................................. _ ................................... __ ........................ -

V-2 OF 11 Revised Januray, 2010

A 111/10

LOBLAW PROPERTIES LIMITED (8585 HIGHWAY 27)

REQUESTED VARIANCES -APPLICATION A111/10

1. Permit a minimum 8.1 metre exterior side yard setback, whereas 11.0 metres is required.

2. Permit a setback of 15.0 metres from a residential zone, whereas 22.5 metres is required.

3. Permit a maximum gross floor area of 11,114 m2 for the shopping centre, whereas 8,636 m2

(not including a Lath House).

4. Permit parking to be provided at a rate of 5.12 spaces per 100 m2, whereas a rate of 6.0

spaces per 100 m2 is required.

5. To permit a Nursery to be located outside of the shopping centre and with open storage, whereas a Nursery is permitted entirely within a shopping centre and with no open storage.

6. To permit 37 parking spaces to be utilized for a Seasonal Garden Centre (Nursery) during the months of April to July inclusive, whereas parking spaces are only to be used for the temporary parking of motor vehicles.

6.0 DESCRIPTION OF SUBJECT LANDS (con't)

6.2 Dimensions of the subject lands:

Frontage:1.?g ................... m Depth: 240 .... .. ......... m

6.3 Specify particulars of ALL buildings and structures on, or proposed for, the subject lands:

NOTE: This information MUST be completed in FULL.

EXISTING:

Ground Floor Area: ... ....?~~~?~q.rl1...... Width:. ........... . . .ir~I3!;J.lJlc:t~ ..... Gross Floor Area:........~~~~?~9:r:T1 .................. Length: . ... . .......... ir.tl3!;J lJ 'c:tr..

Number of Storeys: ......<:>~.e .. ~.~?~.I3X ..

Other: ..

. .. Height:

PROPOSED:

Ground Floor Area:

Gross Floor Area:

4,267 sq. m Width:

o No new structures are proposed

varies

Number of Storeys: .........?~I3.~t.<:>r.l3y .................. Height:

varies

8.68m

Other: ..

6.4 Location of ALL buildings or structures on, or proposed for, the subject lands:

(Specify minimum distance from front, rear and side lot lines. This should also appear on the sketch.)

EXISTING:

Front: ...........................1?:?r:T1(yy~~.9 . Rear: ...~ .. ?r:T1J~~~t) Side: ...... . .....1~~~rl1 .. (§<:>lJt~L .. . Side: .... ....~1:g~r:T1(~?~~L.

PROPOSED: o No new structures are proposed

Front: .. 1?~~r:T1JYY.I3~t) ............... .... . ...... Rear: .. ~ .. ~.~.1 ... r:T1 .. (~c:t~.t.) ..... 11.04 m (North) Side: ....... ...... . . ... .. ~r,tl.(§<:>lJt~L Side:

NOTE: Please identify sideyard setbacks by geographic direction (Le. east, west, etc.)

6.5 Access:

~ Municipal Road - maintained all year

o Provincial Highway

6.6 Water Supply:

IZI Municipal

DWell - Communal

6.7 Sewage Disposal:

~ Municipal

o Septic - Communal

6.8 Storm Drainage:

IZI Sewers

V-3 OF 11

o Ditches/Swales

o Municipal Road - maintained seasonally

o Other (Le. water)

DWell - Private

o Other (Le. lake)

o Septic - Private

o Other (Le. privy)

o Other ..

Revised Januray, 2010

6.0 DESCRIPTION OF SUBJECT LANDS (con't)

6.9 Date of acquisition/purchase of subject land: December, 1996

6.10 Date of construction of all buildings and structures on the subject lands: Summer 1995

Retail Commercial 6.11 Existing use of the subject lands:

Retail Commercial 6.12 Proposed use of the subject lands:

North - Vacant Land, South/East - Residential 6.13 Existing uses of abutting properties: ...

6.14 Length of time the existing uses of the subject lands have continued:

7.0 LAND USE INFORMATION

7.1 Present Official Plan provisions applying to the subject lands:

(Contact the Development Planning Department for this information)

Neighbourhood Commercial

7.2 Present Zoning By-law provisions applying to the subject lands:

(Contact the Building Standards Department for this information)

Neighbourhood Commercial "C4-9 (750)"

8.0 BACKGROUND INFORMATION

15 years

8.1 Has the owner previously applied for relief (Le. minor variance) in respect to the subject lands?

ri YES III NO

If the answer is YES, describe briefly what the application involved:

8.2 Is/Has the subject lands been the subject of an application for consent under Section 53, or plan of

subdivision under Section 51, of the Planning Act?

III YES o NO

If the answer is YES, describe briefly what the application involved:

B001/07 File#:

Consent to Sever

V-4 OF 11 Revised Januray, 2010

LOBLAW PROPERTIES LIMITED 1 President's Choice Circle, 4th Floor, South Tower, Brampton, Ontario L6Y 555

Telephone (905) 459-2500· FAX NO. 905-861-2617

TO:

FROM:

DATE:

RE:

AGENT AUTHORIZATION

THE CITY OF VAUGHAN 2141 MAJOR MACKENZIE DRIVE VAUGHAN, ONTARIO L6A ITI

MARIO FATICA

March 30, 2010

FORTINOS FOOD STORE 8585 HWY. 27 & LANGSTAFF RD. VAUGHAN, ONTARIO

HA'\<~~~~SIO'" .,of'

Loblaw Properties Limited hereby authorizes"zelinka Priamo Ltd. and their employees to act as our agent in obtaining all municipal approvals (Site Plan Approval, Minor Variance Applications, Sign Pennits, etc.) in connection with the above noted development located at 8585 Hwy, 27, Vaughan, Ontario.

LOBLA W PROPERTIES LIMITED

Mario Fatica Vice President Planning, Development and Approvals, Ontario

Date:

AGENT AUTHORIZATION

To: DEVELOPMENT PLANNING DEPARTMENT City of Vaughan Civic Centre 2141 Major MacKenzie Drive Vaughan, Ontario, L6A IT1

From: Stefan Wisnowski 1195117 Ontario Limited

Date: Apri17,2010

Re: Proposed Food Store Expansion Langstaff Place Shopping Centre 8585 Highway 27 Vaughan, Ontario

Hf\-~~'1 ~OI.4SSI'05 of Please use the following correspondence that 1195117 Ontario Limited hereby authorizes 'Zelinka Priamo Ltd. to act as our agents in obtaining all necessary municipal approvals in connection with the above-noted development located at 8585 Highway 27 in the City of Vaughan.

Stefan W' nowski Directo of Planning 1195117 Ontario Limited

8.0 BACKGROUD INFORMATION (con't)

8.3 Is/Has the subject lands been the subject of an application for Zoning By-law Amendment or Site Plan

approval?

~ YES CI NO

If the answer is YES, describe briefly what the application involved, and the status of the application:

File#:

~B~~~~~~ri~~~~~~wn-z... O~.Q ~5(fflP~Ij~~~( .~.~J~ ..... . ~NqL ~tEJ!1I~~

..... Ht>~~Q/~. Q~5H(~~lfJ~\(!\~~12401) ..

9.0 PERMISSION TO ENTER

9.1 Permission to Enter - This MUST be completed for all applications and signed by the OWNER.

Municipal Address of Subject Lands: 8585 Highway 27

I hereby authorize the Committee of Adjustment members and City of Vaughan staff to enter onto

the above-noted property for the limited purposes of evaluating the merits of this application.

Signature of Owner

Please Print Name

10.0 AUTHORIZATION OF AGENT

10.1 Authorization of Agent - This MUST be completed if an agent is to be authorized to submit the

application and to represent to Owner. This MUST be signed by the OWNER.

As of the date of this application, I am the Registered Owner of the lands described in this

application, and I have examined the contents of this application and hereby certify that the

information submitted with the application is correct insofar as I have knowledge of these facts,

and I authorize the submission of this application on my behalf:

(see attached Agent Authorization)

Name of Authorized Agent

Date Signature of Owner

Please Print Name

V-5 OF 11 Revised Januray, 2010

11.0 DECLARATION

Dated at theH(/!y of tl'viur. I. ....6tc'J[;"r.,.~.!

thisf~.. day Of H/.7C'/ ... H ....... ,20 /~.

of

inthe ..~~~1 of ~1:c,(~~tf!~ ... HH. solemnly declare that all the

statements contained in this application are true and I make this solemn declaration conscientiously believing

it to be true and knowing that it is of the same force and effect as if made under oath and by virtue of the

Canada Evidence Act.

Declared before me at the

of

in the .. H ..... (;~~0. of Ntc!d/g,reXH this ~ i" .. H.H. day

of if,,! ( ... H ••••••••••••••••• ,20/~

Q'~ ........................ ~ ..... A Commissioner, etc,

RICHARD HENRY ZELINKA. a CommISsioner, etc., County of Middlesex, for Zelinka PrIamO Ltd. Expires Marcil 28, 2012.

i"'FO"R"OFFlcii"us'ii"o"Ni.'Y"'''''''''''' ~11""""'''''''''''I''IJ''''''''I''''''''''''''''''''''''!!'''''''''IIIII''1,,,,,,,,,,,,,,,,,,,,,j,,,.,tIlP"""

• Date Received:

• Received By:

Tentative Meeting Date:

Application Fee:

V-6 OF 11

signature of Owner or

.'''''I''''''''IIH''''''''''(j''II'''''''''''~

D Residential/Agricultural/Institutional - $875.00

~ I ndu~~ric:1I(<?ommercic:1.I~,,~~.,.! 50. 22H .. H.'

Revised Januray, 2010

J

- Permit a maximum gross floor area of 11,114 sq.m for the shopping centre -Permit parking to be provided at a rate of 5.12 spaces per 100 sq.m

I I I I , I I , I I , I I , , ,

I , I I I , ,

\

LOT 21 P.I.N. 0JJ07-1BGG ILT) ._.-'-

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EXIST1 / II>- :' WOOl CE.

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January 31, 2012

Harry Froussios Zelinka Priamo Ltd. 318 Wellington Road London, Ontario N6C 4P4

Dear: Mr. Froussios;

LEA Consulting Ltd. Consulting Engineers & Planners

Suite 900, 625 Cochrane Drive Mar1<ham, ON, L3R 9R9 CANADA

A 111/10

Tel: (905) 470-0015 Fax: (905) 470-0030 www.LEAca

Our Ref.:2168.200

Re: Highway 27ILangstaffPlace Shopping Center Parking Justification Report, City of Vaughan

As requested, LEA has conducted a parking utilization survey at the Langstaff Place Shopping Centre Commercial development located at 8585 Highway 27 near Langstaff Road in the City ofYaughan. This study was conducted to justiry a lower parking space requirement this commercial development which includes a 5,260 m2 (56,627 rr) expansion to the on-site No Frills food store. This report highlights any impacts upon the overall parking supply. Figure I shows the site location .

. l';,.,." Figure 1: Site Location

LEAdership in enginee.ring &' planning solutions

LetRep]arking_Jan 2012.doc - 31/0112012

31 January 2012 Mr. Harry Froussios Our Ref: 2168.200 Page 2

Existing Site Conditions and Survey Methodolo~

As we understand it, the existing development size is 5,853 m2 (63,001 fe) with a supply of 421 spaces. This translates into a supply ratio of 7.19/100 m2 (6.6811000 ft2). Four spaces are occupied for grocery cart storage; which reduces the available parking supply to 417 spaces. A recent site visit found that one unit with an approximate size of 124 m2 (1,330 W) was vacant. The occupied ground floor area of this development is 5,729 m2 (61,671 W). The corresponding parking supply ratio is 7.281100 m2 (6.76/1000 ft2). Figure 2 displays the existing site plan.

I I

IIIIIIIIIIIIIIIIIIIIIIIIIIII~ =F =F IIIIIIIIIIIIIIIIIIIIIIIIIWIIIIIIII~

itc~ ~ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII~ II~ 11111111111I1111111111111111111111111

Figure 2: Existing Site plan

NO FRIU.S

In order to determine the current parking demand ratio, a utilization survey was conducted. Based on our experience, peak parking demand typically occurs on a Saturday. For verification purposes, we conducted surveys from Thursday to Sunday on March 25-28, 2010. A LEA staff member walked the entire parking lot, and using the same route with each survey, recorded all vehicles parked on-site. Survey data was collected under 30 minute intervals starting at 10:00 a.m., and the last survey was conducted at 6:00 p.m.

The survey results are summarized in Exhibit 1. Daily peak hour demand is summarized in Table 1 below and graphically presented in Figures 3-6. Peak parking demand occurred on Saturday at 208 spaces for occupancy rate of 49.9% and a demand ratio of3.63/100 m2 (3.3711000 W).

31 January 2012 Mr. Harry Froussios Our Ref: 2168.200 Page 3

Peak Occupied Number of Demand Ratio

Survey Date Hour Spaces

Available Occupancy Per 100 Per 1000 Spaces m2 ft2

Year 2010

Thursday March 25 12:30 142 34.1% 2.48 2.30 -------------------------------.----------- ------.-.------------- -------.---------- -----

Friday March 26 15:00 163 39.1% 2.85 2.64 ---------------------.--------.-- --------- 417 ------- -------------- -------

Saturday March 27 12:30 208 49.9% 3.63 3.37 ----_.---------------._--------------------- ---------- ----- ------------._------ ------.------------- -------------

Sunday March 28 13:30 122 29.3% 2.13 1.98

Table 1: Parkmg Demand Results

LEA Consulting Ltd. had previously conducted a parking demand survey at this site in September 2002. Surveys were conducted on two consecutive weekends; Friday to Sunday September 6-8 and Friday and Saturday September 13-14. During these surveys, the total GF A of the development was 6,294 m2

(67,747 ft2) and the available parking supply was 402 spaces. Peak demand was for 268 of 402 spaces for a demand ratio of 4.26/100 m2 (3.96/1000 W). Table 2 shows the parking demand results and Exhibit 3a-b provides a summary of the September 2002 surveys.

Survey Date Peak Hour

Occupied Spaces

Number of

Available Spaces

Occupancy

Demand Ratio

Per 100 m2

Per 1000 ft2

Year 2002

Friday September 6 17:00 227 56.5% 3.61 3.35

268 66.7% 4.26 3.96 1---------------_._---------------~------

11:45 Saturday September 7

Sunday September 8 11 :00 221 402 55_0% 3.51 3.26

Friday September 13 14:45 217 54.0% 3.45 3.20

Saturday September 14 11:00 242 60.2% 3.84 3.57

Table 2: Parking Demand Results (September 2002)

Future Parking Demand

The redevelopment plan includes a 5,260 m2 (56,627 W) expansion to the existing food store and subsequent change of the store name to 'Fortinos'. The future size of the food store is 7,589 m2 (81,685 ft2). The food store expansion is proposed south of the existing building. As part of the expansion process, the main parking lot will also be expanded to the south towards Langstaff Road, 73 spaces in the northwest comer of the site north of the Sushi City, and 65 new spaces the northeast comer of the site behind the entire plaza. Inclusively, a new right-in/right-out access tolfrom Langstaff Road on the southwest comer of the property and a right-in only truck access off Highway 27 north of the existing site access are proposed. The total future development size will be 11,113 m

2 (119,628 W) which

includes occupancy of the vacant units observed during the 2010 survey. Figure 7 shows the future site plan.

31 January 2012

o

EXISTING RETAIL

ESSO GAS

STATION

Mr. Harry Froussios Our Ref: 2168.200

FUTURE DEVELOPMENT

,-EXISTING RETAIL

FOOD STORE EXPANSION

) COw,

Figure 7: Future site plan with food store and parking lot expansions.

Page 4

o

According to the City of Vaughan parking by-law, the minimum parking requirement for the shopping centre use is 6.00 spaces / 100 m2

• For the future development, an overall supply of 629 spaces is required. The proposed expansion plan includes a total of 569 spaces (5.12/100 m2 (4.76/1000 ff) which also accounts for the removal of 8 spaces allocated for food store shopping cart storage. The resulting available supply is 98 spaces less than required.

We have collected data at other food stores in which the No Frills is part of the Loblaws Companies Limited chain of store. The data includes I location for demand before and after expansion and part of a larger commercial development. 3 other locations show the demand at a Fortinos of which the store size is slightly larger than proposed at the subject site. Table 3 show the peak parking demand data.

31 January 2012 Mr. Harry Froussios Our Ref: 2168.200 Page 5

Supply Ratio Demand Ratio

Location Development Parking Survey Peak / Store Size Supply Per Per Date Demand Per Per

100 m2 1000 fe 100 m2 1000 fe

Food store with Plaza

8,586 m2/ 457 5.32 4.94 Mall Road / (92,420 fe) Nov. 2001 316 3.68 3.42

Mohawk Rd. East (Hamilton) 9,514 m2 /

373 3.92 3.64 May 2004 342 3.59 3.34 (102,109 ft2)

Stand Alone Food store

Hwy 27 / Queens 8,538 m2 / 579 6.78 6.30 Feb. 2004 241 2.82 2.62

Plate Dr. (Toronto) (91,908 ft2)

Jane St./ Major 8,552 m2 /

Mackenzie Dj;. (92,051 rt2) 560 6.55 6.08 Nov. 2001 232 2.71 2.52

(Vaughan)

Rymal Road/ Upper Centennial 8,453 m2/

544 6.44 5.98 Nov. 2001 262 3.10 2.88 Parkway (90,994 ft2)

(Hami.lton)

Table 3: Parking Demand Results at other comparable food store sites

The table indicates that the parking demand after the food store expansion is lower. For a food store only sites, the other stores are approximately 1,115 m2 (12,000 rt2) larger in size in comparison to the future size of the food store at the subject site. The data also indicates that the demand ratio for parking decreases with increasing store size. Subsequently, we can assume a similar trend for the Highway 27/Langstaff Road site will occur and as such, the future parking demand ratio is not expected to increase beyond the observed peak value.

We applied the observed peak demand ratio from the Saturday September 7, 2002 survey of 4.26/100 m2

(3.9611000 ~) to the vacant unit and food store expansion to calculate the additional parking space demand. The total commercial space includes the 5,260 m2 (56,627 fe) expansion and 124 m2 (1,330 fe) vacant unit for a total of 5,384 m2 (57,957 rt2). The corresponding additional demand is for 229 spaces (224 food store, 5 vacant units). If we apply the peak parking space demand from the two surveys, the projected total demand is for 497 (268+224+5) spaces or a demand ratio of 4.471100 m2 (4.1511000 ft2). With a supply of 569 spaces, the excess parking supply is 72 (569-497) spaces.

Temporary Seasonal Sales Area Impact on Parking

The temporary seasonal sales area associated with the expanded food store is proposed to be located on the southwest comer of the site just east of the new right-in/right-out site access at Langstaff Road as indicated in Figure 7. The proposed structure is expected to remove 36 spaces from the available supply when operational. To be conservative, another 6 spaces at the easterly wall of the temporary structure will be removed from use to allow for vehicle circulation. This step is to ensure vehicles have an exit option in the event all spaces near the seasonal sales are occupied. In total, 42 spaces will be unavailable when the seasonal sales area is operational, resulting in an available supply of 527 spaces.

31 January 2012 Mr. Harry Froussios Our Ref: 2168.200 Page 6

Our previous experience with parking demand surveys of similar nature indicate that the parking demand does not increase with a seasonal sales area. Instead, existing customers stay on-site for a longer timeframe. Subsequently, we expect the projected demand for spaces is to remain at 497 spaces. With an available supply of 527 spaces, there is a projected excess supply of 30 spaces. Consequently, a supply of 569 spaces (after removing cart storage areas) with a supply ratio of 5.121100 m2 (4.7611000 rt2) is sufficient for the proposed 5,260 m2 (56,627 rt2) on-site food store expansion.

Conclusions

This letter report was prepared to identify the adequacy of a lower parking space requirement for the 5,260 m2 (56,627 rt2) expansion to a No Frills food store located in plaza situated on the northeast corner of Highway 27 and Langstaff Road in the City of Vaughan. The proposed total development size is 11,113 m2 (119,628 rt2) with a supply of 569 spaces and a supply ratio of 5.12/100 m2 (4.76/1000 rt2) which includes 8 spaces removed for shopping cart storage. The current by-law requirement is 6.00 spaces/100 m2 for a requirement of 667 spaces. The future development plan intends to supply 98 less spaces than required.

A demand survey was conducted from Thursday to Sunday March in March 25-28, 2010 to determine the current parking demand. Currently, the development has a size of 5,729 m2 (61,671 rt2) with a vacant unit with a size of approximately 124 m2 (1,330 ft2). Peak demand was for 208 spaces and a demand ratio of 3.63/100 m2 (3.37/1000 ft2). This data was compared to a previous survey conducted in September 2002 with a development size of 6,294 m2 (67,747 ft2). From the 2002 survey, peak demand was for 268 spaces with a demand ratio of 4.26/1 00 m2 (3.96/1000 rt2).

Parking demand data other food stores site was employed to illustrate a relationship with store size and peak demand ratios. With a larger food store, the peak demand ratio decreases with increasing store size. As such, the peak parking demand ratio is not expected to increase.

We applied the peak observed demand ratio at the subject site from the 2002 survey to the vacant unit as observed from the March 2010 surveys and the proposed food store expansion space. The total additional demand for parking spaces projected is 202 spaces. Assuming a similar peak demand of 268 spaces under current conditions, total demand for spaces after full development is 497 spaces. With a proposed supply of 569 spaces, the excess parking supply is 72 spaces.

The temporary seasonal sales area proposes to occupy 42 spaces (36 for the physical structure, 6 for adjacent vehicle circulation). With an operational seasonal sales area, the available parking supply is 527 spaces. The projected future total demand for parking is not expected to change with an operational seasonal sales area. Subsequently, the excess parking supply is 30 spaces. Consequently, the proposed parking supply of 569 with a supply ratio of 5.12/100 m2 (4.76/1 000 rt2) is sufficient for the future redevelopment plan.

31 January 2012 Mr. Harry Froussios Our Ref: 2168.200 Page?

If you have questions regarding this information, I can be reached at 905-470-0015 extension 240.

Yours very truly,

LEA Consulting Ltd. "'I

Anatole V. Kung, B.A. Senior Transportation Analyst

:avk

Enc1: Exhibits 1-3, Figures 3-6

Cc: Andrew Brown, LEA Consulting Ltd.

EX:HIBITS

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY (Illegally Parked Vehicles Included)

8585 Highway 27, Woodbridge, Ontario

Sq. Metres Sq. Feet Size SQ. Metres: 5,729 61,671 Max. Supply Ratio: 7.28 6.76 Max. Parking Supply: 417 Max. Demand Ratio: 3.63 3.37 Max. Parking Demand: 208 Survey Date(s): Thurs. - Sun. March 25-28, 2010

Time # of Occupied Spaces % Occupancy # of Occupied Spaces per Beginning ~==-,.--~---,-------;;;-::-;---,---;:;-_+-;.;;;:-:-:--=--.---;"-;-_,----;:;--:-_,.--=-_-+-;;;:-_-,..:.1 O-=O~S=-q:!:·rM::..:e~tr=-7e:.::s.,--=---I

Thurs. Fri. Sat. Sun. Thurs. Fri. Sat. Sun. Thurs.! Fri. Sat. Sun. 10:00 114 144! 157 91 27.3% 34.5% 37.6% 21.8% 1.99 2.51 2.74 1.59 10:30 129 145 I 167 105 30.9% 34.8% 40.0% 25.2% 2.25 2.53 2.91 1.83 11:00 125 149 177 110 30.0% 35.7% 42.4% 26.4% 2.18 2.60 3.09 1.92

-----11-2:;~.30-00----- ---11-32°9--- ---11-45-67---1---1189-82--- 110028 --28~8o/;-- ---35~O%--- ---45~:;-o/;-- ---24~5%--- -TCig-- --2~55-- --"3.28-- 1.78 33.3% 37.6% 46.0% 25.9% 2.43 2.74 3.35 1.89

12:30 142 162 208 106 34.1% 38.8% 49.9% 25.4% 2.48 2.83 3.63 1.85 ----T376o---- ---13"3-- ---:;56-- ---17"4"" 105 --"3r9o/;-- ---3"7:4%--- ---41~=;O/;-- ---252%--- '--2~3"2-- --2~72-- --"3:04-- 1.83

13:30 123, 153 180 122 29.5% 36.7% 43.2% 29.3% 2.15 2.67 3.14 2.13 14:00 129 150 176 119 30.9% 36.0% 42.2% 28.5% 2.25 2.62 3.07 2.08

-----f4:30---- ---124"" ---:;54"" 170 111 ---29~=;%--- ---36~9%--- ---46~8o/;-- ---26~6%--- 2.16 --2~69-- --2.9"7"" 1.94

15:00 125 163 155 90 30.0% 39.1% 37.2% 21.6% 2.18 2.85 2.71 1.57

----+~~g%---- ---i;-~-- ~ ~~ ---~*~-- ----~~-- ---~H~-- ---~~~~~---~---~H~;-- ---~~~~~--- --H~-- --~~6-- --~~~-- ---H~--16:30 116 146 130 79 27.8% 35.0% [31.2% 18.9% 2.02 2.55 2.27 1.38

_____ ~!~QQ ____ . ___ l~~__ _ __ !.?_~__ _ __ 1_1..~__ 72 ___ ~!~?J.:L_ _ __ ~.?.:.~~ ___ ~---~~~?-~~-- ___ 1.?.:.~~___ 2.30 2. 71 __ ~:.C!~__ 1 .26 17:30 123 140 I 107 66 29.5% 33.6%.. 25.7% 15.8% 2.15 2.44 1.87 1.15 18:00 120 149 103 64 28.8% 35.7% I 24.7% 15.3% 2.09 2.60 1.80 1.12

Note: Peak Demand Intervals are shown in bold font

8.00 -

7.00

6.00

5.00

4.00

....-..,....---. 3.00

- -- --. ..... 2.00 ..... 1.00

0.00

Parking Demand Rates: Thurs. - Sun. March 25-28, 2010 Spaces 1100 Sq. Metres

~ Available Supply Ratio = 7.28

.f Max. Demand Ratio = 3.63

~ .... .. '''"'" .. , ....... --.. ~. ....... ::l:

...... - ..:. - '" ::: .... -...,... ~

.... .... ..... y ~

>I

10:00 10:30 11:00 11:30 12:00 12:30 13:00 13:30 14:00 14:30 15:00 15:30 16:00 16:30 17:00 17:30 18:00

[-II- Thursday --Is- Friday -+- Saturday"""""*- Sunday [

Exhibit 1

F:\2168\Traffic\Parking\March 2010\PlotH27 _LangstafCMar1 O.xls\Full SM 10:58 AM 4/13/2010

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY (With Full Occupancy) (Illegally Parked Vehicles Included)

8585 Highway 27, Woodbridge, Ontario

Sa. Metres Sa. Feet Size SQ. Metres: 5,853 63,001 Max. Supply Ratio: 7.12 6.76 Max. Parking Supply: 417 Max. Demand Ratio: 3.64 3.37 Max. Parking Demand: 208 Survey Date(s): Thurs. - Sun. March 25-28, 2010

T,'me # of Occupied Spaces per # of Occupied Spaces % Occupancy Beginning 100 Sq. Metres

Thurs. Fri. Sat. Sun. Thurs. Fri. Sat. Sun. Thurs. Fri. Sat. Sun. 10:00 119 149 162 96 28.5% 35.7% 38.8% 23.0% 2.03 2.55 2.77 1.64 10:30 134 150 172 110 32.1 % 36.0% 41.2% 26.4% 2.29 2.56 2.94 1.88 11 :00 130 154 182 115 31.2% 36.9% 43.6% 27.6% 2.22 2.63 3.11 1.96

-----n:30---- ---125-- ---151-----193-- ---1-07-- ---30~0%--- ---36~2%--- ---4S~3%--- ---25~j%--- --2~1'4-- --2~58-- --3'.3'0-- --TS3--12:00 144 162 197 113 34.5% 38.8% 47.2% 27.1% 2.46 2.77 3.37 1.93

----~~~~~---- --1~~-- ---t~i-- ---it~-- --H~-- .--~~~~~-- ---~%~~--+-~~~~~-- ---~~~~~--- --~~~~-- --~~~~-- --~.~~-- ---H~--13:30 128 158 185 127 30.7% 37.9% I 44.4% 30.5% 2.19 2.70 3.16 2.17 14:00 134 155 181 124 32.1% 37.2% 43.4% 29.7% 2.29 2.65 3.09 2.12

-----1-.4:30---- ---129-- ---159-- ---175-- ---11-S-- --30~9'o/;-- ---3fC1-%--- --'4ro'o/;-- ---2Ts%--- --2~2-0-- --2~72-- --2".99-- --T9S--15:00 130 168 160 95 31.2% 40.3% 38.4% 22.8% 2.22 2.87 2.73 1.62 15:30 134 156 170 95 32.1% 37.4% 40.8% 22.8% 2.29 2.67 2.90 1.62

-----1-6:00---- ---138-- ---1!rr ---150-- ---97--- --33~1'o/;-- ---36:9%--- --3S~O%--- ---23~3%--- --2~36-- --2.63-- --2"~5S-- --Tss--16:30 121 151 135 84 29.0% 36.2% 32.4% 20.1% 2.07 2.58 2.31 1.44

_____ ~~~Q.9 ____ . ___ !~.?.._ 160 ___ 1£1__ 77 __ ~?~~.r.~ _____ ~!:!.~4.r~ __ + __ ~~2.r.~ __ ___ 1_!!~~~ _____ ~~~! ___ 3.:!.L __ £~~L ___ L~L 17:30 128 145 112 ---71""- 30.7% 34.8% 26.9% 17.0% 2.19 2.48 1.91 1.21 18:00 125 154 108 69 30.0% 36.9% 25.9% 16.5% 2.14 2.63 1.85 1.18

Note: Peak Demand Intervals are shown in bold font

8.00 r---

7.00

6.00

5.00

4.00

3.00 ......-.. OR ;;, -

2.00 - .......

1.00

0.00

Parking Demand Rates: Thurs. - Sun. March 25-28, 2010 Spaces 1100 Sq. Metres

.-----.

Available Supply Ratio = 7.12

.I Max. Demand Ratio = 3.64

~ " ...... H ....... " .. 'w~~ ... -- _.

-- ... ... ~ - : :. ~ .... -,... ...............

--

..A ...... ..II ~ -

.....

10:00 10:30 11:00 11:30 12:00 12:30 13:00 13:30 14:00 14:30 15:00 15:30 16:00 16:30 17:00 17:30 18:00

1 ___ Thursday ....... Friday -+- Saturday ""*- Sunday 1

Exhibit 2

F:12168\Traffic\Parking\March 2010\PlotH27 _LangstafCMar10.xls\SM+Exp 10:58 AM 4/13/2010

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY (Illegally Parked Vehicle Included)

Size SQ. Metres: Available. Supply Ratio: Available Parking Supply: Max. Demand Ratio: Max. Parking Demand: Survey Date:

8565 Hwy. 27, Vaughan

6,294 6.39 402 4.26 268

Friday - Sunday September 6 - 8, 2002

Time # of Occupied Spaces "10 Occupancy Beginning

Fri. Sat. Sun. Fri. Sat. Sun. 11:00 178 243 221 44.3% 60.4% 55.0% 11:45 178 268 215 44.3% 66.7% 53.5% 12:30 160 234 192 39.8% 58.2% 47.8% 13:15 192 217 165 47.8% 54.0% 41.0% 14:00 198 209 194 49.3% 52.0% 48.3% 14:45 163 212 133 40.5% 52.7% 33.1% 15:30 169 213 130 42.0% 53.0% 32.3% 16:15 186 187 110 46.3% 46.5% 27.4%

# of Occupied Spaces per 100 Sq. metres

Fri. Sat. Sun. 2.83 3.86 I 3.51 2.83 4.26 ! 3.42 I 2.54 3.72 3.05 3.05 3.45 2.62 3.15 3.32 3.08 2.59 3.37 2.11 2.69 3.38 2.07 2.96 2.97 1.75

17:00 227 158 103 56.5% 39.3% 25.6% 3.61 2.51 1.64 17:45 183 106 45.5% 26.4% 18:30 209 79 52.0% 19.7% 19:15 195 78 48.5% 19.4%

Note: Peak Demand Intervals are shown in bold font

7.00

6.00

Parking Demand Rates: September 6 - 8, 2002 Spaces 1100 Sq. metres

2.91 1.68 3.32 1.26 3.10 1.24

Max. Demand Ratio = 4.26 Available Supply Ratio = 6.39 5.00

4.00

3.00

2.00

1.00

0.00 11:00 11:45 12:30 13:15 14:00 14:45 15:30 16:15 17:00 17:45 18:30 19:15

1---Friday ---*- Saturday --- Sunday I

Exhibit 3a

F:\traffic\2146\Parking_demand_Sept 6-8.xls\Sq Metres 11 :02 AM 4/13/2010

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY (Illegally Parked Vehicle Included)

Size SQ. Metres: Available. Supply Ratio: Available Parking Supply: Max. Demand Ratio: Max. Parking Demand: Survey Date:

8565 Hwy. 27, Vaughan

6,294 6.39 402 3.84 242

Friday - Saturday September 13 -14,2002

Time # of Occupied Spaces % Occupancy # of Occupied Spaces per 100 Sq. metres Beginning

Fri. Sat. Fri. Sat. Fri. 11:00 186 242 46.3% 60.2% 2.96 11 :45 182 237 45.3% 59.0% 2.89 12:30 180 234 44.8% 58.2% 2.86 13:15 185 215 46.0% 53.5% 2.94 14:00 190 227 47.3% 56.5% 3.02 14:45 217 223 54.0% 55.5% 3.45 15:30 211 209 52.5% 52.0% 3.35 16:15 188 188 46.8% 46.8% 2.99 17:00 213 172 53.0% 42.8% 3.38 17:45 180 143 44.8% 35.6% 2.86 18:30 206 115 51.2% 28.6% 3.27 19:15 156 76 38.8% 18.9% 2.48

Note: Peak Demand Intervals are shown in bold font

7.00

6.00

5.00

4.00 r--

•• 0"0.0 •• ' .

Parking Demand Rates: September 13 -14, 2002 Spaces 1100 Sq. metres

~ L Available Supply Ratio = 6.39

Max. Demand Ratio = 3.84

-- . --- ---- ---- -------

Sat. 3.84 3.77 3.72 3.42 3.61 3.54 3.32 2.99

i 2.73 I

2.27 1.83 1.21

----' ~ ~ -3.00

2.00

1.00

0.00 11:00 11:45

Exhibit 3b

12:30 13:15 14:00 14:45 15:30

1_ Friday -.-Saturday 1

F:\traffic\2146\Parking_demand_Sept 13-14.xls\Sq Metres

~

16:15 17:00 17:45 18:30 19:15

11 :03 AM 4/13/2010

FIGURES

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY 8585 Highway 27, Woodbridge, Ontario Thursday March 25, 2010 Peak Hour: 12~30 Peak ObseNed: 142 Number of Available Spaces: Percetnage Occupancy: 34.1 % Plaza GFA: 5,729 sq. m. (61,671 sq. ft.) Demand Ratio: 2.48 1100 sq. m. (2.30 11000 sq. ft.)

fr&.

/til m m II fJ3ll ra IHo ~~ -II Coffeetime Sushi

EggSmart Cily

I

I_""""IIII~~ =E=E i I' c~ ~ 1 W 11111111111111 R 1 W 0

~tAFF

NO FRILLS

Figure 3

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY 8585 Highway 27, Woodbridge, Ontario Friday March 26, 2010 Peak Hour: 15:00 Peak Observed: 163 Number of Available Spaces: Percetnage Occupancy: 39.1 % Plaza GFA: 5,729 sq. m. (61,671 sq. ft.) Demand Ratio: 2.85/100 sq. m. (2.64/1000 sq. ft.)

f!tI-OC\J

~ ] a 0 I~H~ 11111 " ~ IHn RH TmlmliimmA -:::r: III m I m fHHI fiJ m II m I

~IIIIIIIIIII~~IIM

-I Coffeetlme Sushi

( EggSmart City

it ~ I ~IIIIIIIIIIIIIIIII~~~IM elBe

It:

I

NO FRILLS

Figure 4

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY 8585 Highway 27, Woodbridge, Ontario Saturday March 27, 2010 Peak Hour: 12:30 Peak Observed: 208 Number of Available Spaces: Percetnage Occupancy: 49.9% Plaza GFA: 5,729 sq. m. (61,671 sq. ft.) Demand Ratio: 3.63 1100 sq. m. (3.37 11000 sq. ft.) ~

,

D Plaza

-I Coffeetlme Sushi

EggSmart City

(

I

NO FRILLS

Figure 5

LANGSTAFF PLACE SHOPPING CENTRE PARKING DEMAND SURVEY 8585 Highway 27, Woodbridge, Ontario Sunday March 28, 2010 Peak Hour: 13:30 Peak Observed: 122 Number of Available Spaces: Percetnage Occupancy: 29.3% Plaza GFA: 5,729 sq. m. (61,671 sq. ft.) Demand Ratio: 2.13/100 sq. m. (1.98/1000 sq. ft.)

f!i'-r

Plaza

-I Coffeetlme Sushi

( EggSmart City

FJlllllllllllllllmmm

~IIIMIIIIIIIIIIIIIIIIIWI~

I STATION

NO FRILLS

Figure 6

Item 2.

Item 3.

COMMITTEE OF ADJUSTMENT MINUTES THURSDAY, JUNE 24,2010

Cont'd.

APPLICANT:

The Committee is of the opinion th e variance sought can be considered minor and is desirable for the appropriate development and use of t nd. The general intent and purpose of the By-law and the Official Plan will be maintained.

MOVED by M. S. Panicali Seconded by J. Cesario

THAT Application No. A108/10 - FRANCESCO & LINDA MUSTA with the sketches attached.

, be APPROVED, in accordance

THIS MINOR VARIANCE DECISION IS NOT A BUILDING PERMIT AUTHOR UNDER THE BUILDING CODE ACT, R.S.O. 1990, AS AMENDED. A DING

CONSTRUCTION MIT MAY BE

NT THAT REQUIRED. PLEASE CONTACT THE BUILDING STANDARDS DEP IN TH YOU REQUIRE FURTHER CLARIFICATION.

---. FILE NUMBER: A111/10

APPLICANT:

PROPERTY:

ZONING:

BY-LAW REQUIREMENTS:

elghbourhood Commercial under By-law 1-88 ed.

iances to permit the construction of an addition to an an outdoor seasonal garden centre as follows:

Setback::: 8m ar ack::: 12m um gross floor area of the Shopping Centre = 10, 754m2

for the subject lands shall be provided on the basis of 5.25 spaces per of gross floor area for the shopping centre, except for a Lath House for

h parking is to be provided at a rate of 3.5 spaces per 100m2 of gross floor area. Loading facilities for the Subject Lands shall be permitted in the areas shown as "Loading Area" on Schedule E-833 and in the additional area shown on the attached sketch.

6. To permit a Nursery to be located outside of the shopping centre and with open storage.

7. To permit 37 parking spaces to be utilized for a Seasonal Garden Centre ("Nursery") during the months of April to July inclusive.

1. Exterior Side Yard Setback = 11 m 2. Rear Yard Setback = 15m 3. Maximum gross floor area of the Shopping Centre = 8,636m2 4. Parking for the subject lands shall be provided on the basis of 6.0 spaces per

100m2 of gross floor area for the shopping centre, except for a Lath House for which parking is to be provided at a rate of 3.5 spaces per 100m2 of gross floor area.

S. Loading facilities for the Subject Lands shall be permitted in the areas shown as "Loading Area" on Schedule E-833.

6. A Nursery is only permitted entirely within a shopping centre and with no open storage.

7. A "Parking Space" shall only be used for the temporary parking of motor vehicles.

Page 5 of 29

COMMITTEE OF ADJUSTMENT MINUTES THURSDAY, JUNE 24,2010

MINOR VARIANCE PUBLIC HEARING: Cont'd. Previously adjourned from the May 27,2010 meeting.)

Item 3.

FILE NUMBER: A111/10

APPLICANT: 1195117 ONTARIO LIMITED

BACKGROUND: The land which is subject to this application is/was also the subject of another application under the Planning Act: Consent & Minor Variance File Nos. B061/04, A271/04 - Appr. Oct. 14/04 Consent File No. B001/07 - Appr. Jan 11/07 Official Plan Amendment OPA 345, Zoning Amendment Z.02.065 Appr. Dec 6/04 Site Plan Application File No. DA.02.055 - Appr. 2004

Requests for the Notice of Decision were received from the following residents: Adam Adam, 65 Umbria Cres., Woodbridge, Ontario, L4H OB2; Natalia Verteiko, 69 Umbria Cres., Woodbridge, Ontario, L4H OB2; Yevgeniy Kogay, 67 Umbria Cres., Ontario, L4H OB2.

Harry Froussios from Zelinka Priamo Ltd., appeared as the d and gave a brief submission regarding the request.

No one appeared before the Committee in support of or in 0

The Building Standards Department submitted the t()II'()'AJ'In"

"Building permits have not been issued for any a

The Development Planning Department made t "The Development Planning Department adjourned until such time that an amend been submitted and approved by the Ci

The Engineering Department requ "Please provide the originally ap

Site Servicing and Grading to the satisfaction of the Cit

of the applicant

lication "Sine Die" pending approval by Council

T ARlO LIMITED be ADJOURNED SINE DIE.

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Item 4.

APPLICANT:

PROPERTY:

ZONING:

A126/10

Part of Lot 25, Concesslo , 1 of Lot 13, Plan No. 5582, municipally known as 170 Ravendale Court, Kleinburg.)

The subject lands are zoned RR, Rural Residential under and further subject to exception 9( 1317)

Page 6 of 29

~'VAUGHAN Page 10f2

DATE:

TO:

FROM:

MEETING DATE:

OWNER: FILE(S):

Location:

Proposal:

Official Plan:

Comments:

March 19, 2012

Todd Coles, Committee of Adjustment

Mark Antoine, Development Planning Department

March 29, 2012

Loblaw Properties Limited A111/10

8585 Highway 27, Woodbridge

The Owner is requesting permission to construct a 5,261 m2 addition and a seasonal garden centre to the existing supermarket with the following variances:

Variance Proposed ... ReQl!itea 1 Minimum exterior 8.1m 11.0m

side yard setback

2 Minimum 15.0m 22.5m setback from a residential zone

3 Maximum gross 11,114m2 8,636m2 floor area for a shopping centre (not including a Lath House)

4 Minimum parking 5.12 spaces per 6.0 spaces per rate 100m2 100m2

5 Location of a Outside of the Entirely within a nursery shopping centre and shopping centre

with open storage with no open storage

6 Permitted use of To permit 37 parking Parking spaces parking spaces spaces to be utilized are only to be

for a seasonal garden used for the centre (nursery) temporary during the months of parking of motor April to July inclusive vehicles

The subject lands are designated "General Commercial" by OPA #240 (Woodbridge Community Plan) and "Low-Rise Mixed-Use" by the City of Vaughan Official Plan 2010, which is subject to approval from the Ontario Municipal Board. The proposal conforms to the policies of the Official Plan.

The applicant has submitted a concurrent Site Development Application (DA.10.053) to facilitate the construction of a proposed 5,261 m2 addition to the existing supermarket, and is subject to review by the Development Planning Department and approval by Council.

The Development Planning Department advises the applicant that it is standard procedure for this Department to request a deferral of a Committee of Adjustment Application until such time that this Department and Council have reviewed and approved the related Site Development Application. This is to ensure that an appropriate site-layout is confirmed and approved by Council, and that should additional variances be required to implement the

Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1

T: 905.832.8585 I F: 905.832.6080 I www.vaughan.ca

E :J -C C ~ o E CI)

E

~rVAUGHAN Page 20f2

Condition(s):

final approved site plan, that these variances are considered in the Variance Application.

On this basis, the Development Planning Department requests that the applicant adjourn Minor Variance Application A 111/10, until such time that the related Site Development Application has been reviewed by the Development Planning Department and reviewed and approved by Council.

The Development Planning Department recommends adjournment of Minor Variance Application A 111/10

None.

Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1

T: 905.832.8585 I F: 905.832.6080 I www.vaughan.ca

E ~

-C C l! o E CD E

DATE:

TO:

FROM:

MEETING DATE:

OWNER: FILE(S):

Location:

Proposal:

Comments:

Condition(s):

memorandum

March 19, 2012

Todd Coles, Committee of Adjustment

Nadia Porukova, Development/Transportation Engineering

March 29, 2012

1195117 Ontario Limited Minor Variance Application A111/10

8585 Highway #27

1. To permit a minimum 8.1 metres exterior side yard setback. 2. To permit a setback of 15.0 metres from a residential zone. 3. To permit a maximum gross floor area of 11, 114m2 for the shopping centre (not including a Lath House) 4. To permit parking to be provided at a rate 5.12 spaces per 100m2. 5. To permit a Nursery to be located outside of the shopping centre and with open storage. 6. To permit 37 parking spaces to be utilized for a Seasonal Garden Centre (Nursery) during the months of April to July inclusive.

The DevelopmentlTransportation Engineering Department has no objection to the above-noted application.

None.

c: Documen!s and Settil1gs\colest'.Local Setlings1Temporary /11fe1'llel Files\Col1tenl.Outlook\KN9N1QRE\varionce AlIi lO.doc

Date:

Attention:

RE: File No.: Related Files: Applicant: Location:

Powey;;; .. Stream YOUR CURRENT CONNECTION

March 7, 2012

Todd Coles Secretary Treasurer to the Committee of Adjustment

AIII-I0

1195117 Ontario Limited 8585 Highway #27

COMMENTS: (BY FAX ONLY)

We have reviewed the submitted plan proposal. It is the responsibility of the owner or his agent to contact our office and discuss all aspects of the above project. Pad mounted transformers are a standard use for supply to Industrial, Commercial, Institutional and High Rise Condominium projects, please insure the transformer location is 20' from window, doors, vents and flammable materials on the buildingls in the event the clearance cannot be met we will require the installation of a fire/blast wall (6"poured reinforced concrete 8 "solid block or 12"hollow 85% fill). Further the transformer must be installed within 15' of a hard surface for access with our service vehicle; note access must be from the customer's property not from a local roadway or adjacent properties. Primary Duct bank standards and the transformer base standard will be provided once the primary supply pointls have been established by PowerStream and the Customer's main service size has been established by their Consultant. Further the transformer pre cast base can not be located over parking structures / underground parking garage, a notched out area must be established for the transformer base to be installed on grade with adequate space to accommodate the ring buss grounding requirements and guard postlbollards if required. The Primary duct bank cannot be located in floor slabs. PowerStream will require one architectural site plan showing transformer location one electrical site plan and electrical single line both in hard copy and electronic Auto Cad latest version along with the completed and signed Service Application Information Fonn. Once we have all these details and are satisfied with the design PowerStream will provide the customer with an Offer to Connect which will spell out final details and responsibilities., once the Offer is Signed and full payment received PowerStream will start our final design and any required approvals from the Local Municipality Further if you intend to use the permanent transformer for temporary power please include the temporary service requirements on the Application Form please include amperage, voltage and the proposed secondary cable sizes in order to calculate the cost in our Offer to Connect. Please note the information on the SAIF must be accurate, as part of the Green Initiative we do not want to waste transformation and provide a realistic In Service Date in order to allocate/order material and assign a Technician to the project and place it in the queue. you have a nice weekend, when you are ready please contact our New Connections Call Centre 1-905417 -6900 ext 25713 or toll free 1-877-963- 6900 ext 25713 please request a Service Application Infonnation Form (SAIF) please complete and return the signed copies to me for our file. Please provide building elevation drawing to ensure the project is not in conflict with our overhead Electrical Distribution System (EDS). Please refer to:

• Ontario Building Code, Latest edition (Clearance to Buildings) • Ontario Electrical Safety Code Latest Edition(Clearance of Conductors from buildingls) • Ontario Health and Safety Act Latest Edition (Construction Protection) • Power Stream (Construction Standard 03-4) Attached • Canadian Standards Association Latest Edition (Basic Clearances)

We will require a letter from the Owner or his agent providing proof of clearance ensuring the above Clearances meet the present Codes In the event the building is constructed and the clearance are not met the customer will be responsible for 100% of line relocation In the event this project is condominium and you are considering suite metering and have not already made contact with our Metering Department please contact PowerStream Metering Supervisor Andy Cartwright at (905)532 4479 for details. any encumbrances/Certificate of incorporation and any Amendments showing the current correct Corporate name and address as filed with the appropriate Government office

Service Application Form to be completed and returned with the following: documentation in order to prepare the Offer to Connect and or Easements if required:

1. A copy of a current Parcel Register or Abstract of Title to include the property owner's name, address, telephone and fax numbers and pin number.

2. Title documents pertaining to the subject property to include the transfer deed of land, any encumbrances/Certificate of incorporation and any Amendments showing the current correct Corporate name and address as filed with the appropriate Government office. Please ensure that the reference number is included on your Electrical Inspection Certificate.

Regards, Mr Barry N. Stephens, Commercial & Industrial Services Supervisor Phone # 905-417-6900 ext. 5920 Fax # 905-532-440 I E-mail: barry.stephens@powerstream.ca Application Form is available by calling 905-417-6900 ext 25713