REPORT TO DEVELOPMENT SERVICES COMMITTEE
TO:	Mayor and Members of Council
FROM:	Jim Baird, Commissioner of Development Services Valerie Shuttleworth, Director of Planning & Urban Design
PREPARED BY:	Nilesh Surti, Planner, ext. 4190 South Development Team
DATE OF MEETING:	October 18, 2005
SUBJECT:	PRELIMINARY REPORT Vic Tou Developments Inc. Applications for Official Plan and Zoning By-law Amendment and Site Plan Approval to permit a Medical Clinic Facility at 7543 Kennedy Road. File Nos. OP 05 021516, ZA 05 021522 and SC 05 021528

RECOMMENDATION:

That a Public Meeting be held to consider the application submitted by Vic Tou Development Inc. for Official Plan (OP 05 021516) and Zoning By-law (ZA 05 021522) Amendments to permit a Medical Clinic Facility at 7543 Kennedy Road.

PURPOSE:

Vic Tou Development Inc. has submitted Official Plan and Zoning By-law Amendment applications as well as an application for site plan approval to permit a Medical Clinic Facility at 7543 Kennedy Road. The purpose of this report is to provide preliminary information regarding these applications and to recommend that a statutory public meeting be held with respect to the Official Plan and Zoning By-law Amendment applications.

BACKGROUND:

Property and Area Context

The 0.13 ha (0.32 acre) site is located on the east side of Kennedy Road south of Highglen Avenue. A vacant single storey building is situated on the subject property. The site has an existing driveway entrance from Kennedy Road. The property contains no significant vegetation or natural features.

Surrounding land uses include single detached dwellings to the north fronting onto Highglen Avenue and to the east fronting onto Doulton Court. The property immediately to the south contains a two-storey commercial/office building and the three properties further south are used for commercial purposes. To the west, across Kennedy Road, is the Milliken Mills High School and Community Centre.

Proposal is for a two-storey Medical Clinic Facility

The applicant has submitted applications for Official Plan and Zoning By-law Amendments and Site Plan approval to permit the construction a 506 m² (5,447 ft²) two-storey Medical Clinic Facility. The proposed Medical Clinic Facility is expected to include general practitioner’s offices, a dental office, medical laboratory and a pharmacy.

The Parking By-law requires that parking for Medical Clinic and retail uses be provided at a rate of 1 parking space for every 30 m² of net floor area. The proposed development requires a total of 13 parking spaces. The submitted concept plans show a total of 13 surface parking spaces on-site with 10 of those spaces located at the rear of the site.

Full vehicular access is proposed from Kennedy Road, which is a regional road. Region of York comments will be required with respect to access and traffic issues.

Official Plan and Zoning

The Official Plan designates the subject property “Urban Residential”. The East Riseborough Secondary Plan (PD 2-2), a non-statutory secondary plan, designates the subject lands “Urban Residential – Low Density Residential”. A site specific amendment is required to the Official Plan to permit the proposed Medical Clinic Facility.

The lands are zoned Residential Three (R3) under By-law 90-81, as amended, which only permits a single detached dwelling. A site specific Zoning By-law Amendment is required to permit the proposed Medical Clinic and associated retail uses. Further, as part of the proposed amendment Business and Professional Office use may be added to the list of permitted uses. The Business and Professional Office use would complement the proposed uses and the parking standards for the Business and Professional Office use is the same as Medical Clinic and retail uses.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

The proposal would provide the following benefits:

· Provide additional medical services for surrounding residents.

· Redesignate and rezone the property for more intensive land uses fronting Kennedy Road.

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, may be addressed in a final staff report to be presented to Committee at a later date:

· Intensiveness of the proposed use in relation to the surrounding uses.

· Impact of the proposed development on adjacent uses, particularly the residential properties to the north and to the east of the subject lands.

· Region of York comments on access and traffic issues

FINANCIAL CONSIDERATIONS:

There are no financial matters to be considered in this report.

ENVIRONMENTAL CONSIDERATIONS:

There are no significant vegetation or natural features on site.

ACCESSIBILITY CONSIDERATIONS:

Accessibility consideration will be reviewed as part of the site plan approval process.

BUSINESS UNITS CONSULTED AND AFFECTED:

The applications have been circulated to various Town departments and external agencies and are currently under review. Requirements of the Town and external agencies will be reflected in the preparation of the Official Plan and Zoning By-law amendments.

It is recommended that the Committee authorize the scheduling of a Public Meeting to consider the proposed Official Plan and Zoning By-law amendments.

Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design

Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services

FILE PATH: Q:\Development\Planning\APPL\OPAPPS\05 021516 Vic Tou Development Inc\Preliminary Report.DOC

ATTACHMENTS: Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo

Figure 4 – Site Plan

Figure 5 – Elevations

AGENTS: Mr. Yaso Somalingam

Cantam Group Ltd.

51 Grosbeak Crescent

Toronto ON

Tel: 416-335-3353

Fax: 416-335-7967

Figure 1