RECOMMENDATION:
That a Public
Meeting be held to consider a residential subdivision application (SU 05-011171) by Louis
& Gianna Aldrovandi for apartment and
multiple-unit development at 60 Victory
Avenue and 262 Old Kennedy Road.
And that staff schedule a Public Meeting to consider
the draft plan of subdivision, once the issues outlined in the May
17, 2005 preliminary report have been sufficiently
addressed by the applicant.
PURPOSE:
The purpose of this report is to provide preliminary information
regarding a subdivision application by Louis & Gianna Aldrovandi for apartment and multiple-unit development at 60 Victory Avenue and 262 Old
Kennedy Road, and to recommend that a
Public Meeting be held to consider the application, once the issues outlined in
this report are addressed to the satisfaction of staff.
BACKGROUND:
Subject lands and
area context
The subject lands consist of
two lots located on the north side of Victory Avenue between Old Kennedy Road
and Kennedy Road (Figure 1), with a combined area of approximately 2.9 ha
(7.3 ac). Vegetation consists of
individual trees and shrubs dispersed throughout the site.
Surrounding land uses include commercial/industrial
uses to the south across Victory Avenue, a vacant property and Kennedy Road
immediately to the west and a vacant commercial parcel and the GO rail line further
west across Kennedy Road, a predominantly vacant property to the north, a property
containing a single-detached dwelling to the immediate east, and low density
residential development further east across Old Kennedy Road (Figures 2 and
3).
Subject lands are within the Milliken Main Street study area
The subject lands are within the Milliken Main Street
study area. The study is being undertaken
with the purpose of developing a Main Street focus for the
Milliken community. A draft Secondary
Plan has been prepared for the Milliken Main
Street study area based on the urban design
principles of the Urban Design Concept Plan,
which was endorsed by Council in July, 2003.
An implementing draft zoning by-law has also been prepared and will be
brought forward with the draft Secondary Plan for Council approval in the near
future.
The draft
Secondary Plan designates the subject lands as Urban Residential - High Density
I which provides for apartments and other forms of multiple housing, and Urban
Residential - Medium Density which provides for multiple-unit housing. A Neighbourhood Park is also
identified in the vicinity of the subject lands.
Proposed subdivision will
accommodate apartment and multiple dwellings
The proposal,
as shown on the draft plan of subdivision (Figure 4), consists of a number of development blocks intended for apartment
and multiple-unit dwellings. Three
public roads intersecting with Victory Avenue
are proposed. A public park block is
also included. Site plan applications
for the proposed apartment and multiple-unit dwellings have not yet been
submitted.
Proposal generally conforms
with the Official Plan and draft Secondary Plan and draft implementing zoning
by-law
The proposal generally conforms with
the Urban Residential – High Density I and Urban Residential – Medium Density
designations in the draft Secondary Plan, and also provides for a portion of
the Neighbhourhood Park proposed north of Victory Avenue.
The subject lands are currently zoned Residential
Development Zone (RD) in By-law 90-81, as amended, which permits one
single-detached dwelling on each lot existing on the date of the passing of the
by-law. The draft implementing
zoning by-law for the Milliken Main Street Secondary Plan area permits apartment
and multiple-unit dwellings on these lands.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
Some of the anticipated benefits include:
·
The proposed
development conforms with the vision for the Milliken Main Street area and has the potential to be a
catalyst for further development within the Milliken Main Street area;
·
The
proposed development is transit-supportive.
ADDITIONAL CONCERNS/ISSUES TO
BE RESOLVED:
The following
is a brief summary of concerns/issues raised to date. These matters, and any
others identified through the circulation and detailed review of the proposal,
will be addressed in a final staff report to be presented to Committee at a
later date.
Need for elementary school site
has been identified on eastern portion of the lands
The York Region District School Board recently
identified the need for an elementary school site within the Secondary Plan
area, specifically adjacent to the Neighbourhood Park north of Victory Avenue. The plan should be revised to reflect a development pattern that can be
phased to accommodate either a school site or residential development in
accordance with the underlying designations in the Secondary Plan in the event
that a school site is no longer required.
Integration of proposed
development with adjoining parcels to be reviewed
Integration of the subdivision with
the properties to the north and east must be assessed with a view to maximizing
connectivity within these lands, and particularly with the proposed
Neighbourhood Park/school site.
Proposed development would require servicing
allocation
Servicing
allocation has not yet been approved for these lands. A previous application on these lands was identified
in the February, 2005 staff report regarding Town-wide servicing allocation, but
the application was not among those recommended for additional allocation that
could be forthcoming as a result of the Town’s proposed flow control option.
Public infrastructure requirements to be determined
Servicing studies are required to
determine whether any of the local infrastructure improvements identified in
the Servicing Study prepared for the entire Milliken Main Street Secondary Plan
area are required to service the proposed development.
Victory
Avenue is not currently constructed to the Town’s standard for a public
right-of-way. The reconstruction of Victory Avenue
will be a condition of approval, and any required road widenings
must be reflected in the draft plan.
Noise and vibration studies to be required
The applicant
will be required to provide noise and vibration studies reflecting the
proximity of the proposed development to the GO rail line and Kennedy Road.
Financial
contributions with respect to Milliken Main Street study area
An
area-specific development charge by-law, reflecting proposed infrastructure and
streetscape improvements for the entire Milliken Main Street study area, has not yet been enacted. Until such a by-law is enacted, all development
within the area will be subject to a local service improvement contribution to
be specified in the site plan agreement.
FINANCIAL
CONSIDERATIONS:
None at this time.
BUSINESS UNITS
CONSULTED AND AFFECTED:
All Town
departments and external agencies have been circulated with these applications
and all comments will be considered in a final report.
It would be appropriate to schedule a Public
Meeting for the draft plan of subdivision after the issues/concerns raised in
this report have been addressed to the satisfaction of staff.
ATTACHMENTS:
Figure 1: Location
Map
Figure 2: Air
Photo
Figure 3: Area
Context/Zoning
Figure 4: Draft
Plan of Subdivision
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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