RECOMMENDATION:
That a Public Meeting be held to consider a Zoning By-law Amendment
application (File No. ZA 05 015025), by Kennedy-Steeles Holdings Limited and
Kennedy Corners Realty Inc. to rezone lands located at the northeast corner of
Kennedy Road and Steeles Avenue, municipally known as 7077 Kennedy Road, from
Special Commercial Two – Special (SC2-S) to Major Commercial (MJC) Zone.
PURPOSE:
The purpose of this report is to provide preliminary
information regarding a Zoning By-law Amendment application by Kennedy-Steeles Holdings Limited and
Kennedy Corners Realty Inc. to rezone lands at the northeast corner of Kennedy
Road and Steeles Avenue from Special Commercial Two – Special (SC2-S) to Major
Commerical (MJC) Zone and to recommend that a statutory public meeting be held to
recieve public input on this application.
BACKGROUND:
Property and Area Context
The 1.1 ha (2.7 acres) site is located at the northeast corner Kennedy Road and Steeles Avenue. The site contains a 4,018.7 m2
(43,258 ft2) two-storey retail commercial development, which is
integrated with the Pacific Mall and Market Village sites.
Abutting the subject property to north and to the east are the Market Village and Pacific Mall sites, respectively. To the south, across Steeles Avenue, are commercial uses, and to the west, across Kennedy Road, is the Milliken Farms Garden Centre and further west
are residential properties.
Proposal to rezone subject lands from
Special Commercial Two – Special (SC2-S) to Major Commercial (MJC) Zone
To provide greater leasing flexibility the applicant proposes to rezone
the subject lands from Special Commercial Two – Special (SC2-S) to Major
Commercial (MJC) Zone. This would allow the
permitted uses on the subject property to more accurately reflect the more
general and wider range of uses permitted in the Major Commercial Area Official
Plan designation of this property.
Over the years, this development has received a number of site specific
exemptions which has made it difficult to determine development standards and
parking requirements. The table below summarizes
previous zoning by-law amendments and minor variances approved for this
development:
|
Year
|
Type of
Application
|
Description
|
|
1989
|
Zoning By-law Amendment
|
·
Rezoned the subject lands from Special
Commercial Two (SC2) to Special Commercial Two – Special (SC2-S) and granted
the following exceptions:
o Exempted
from loading space requirements
o Reduce
setback to centreline of Kennedy Road
o Reduce
minimum lot frontage
o Permit
additional uses
|
|
1990
|
Minor Variance
|
·
Recognize that some of the required
parking spaces straddle the lot line with the adjoining property to the east
(Pacific Mall)
·
Reduce minimum easterly side yard
setback
|
|
1991
|
Minor Variance
|
·
Reduce the number of parking spaces
required
|
|
1991
|
Minor Variance
|
·
Considering a driving school to conform
with the general terms “office” as permitted in the by-law
|
|
1992
|
Zoning By-law Amendment
|
·
Permit additional uses
·
Amend Parking requirements
|
|
1996
|
Minor Variance
|
·
Considering a nursery school is similar
or more compatible use to those uses permitted in the by-law
|
The proposed rezoning application would consolidate the above-mentioned zoning
by-law amendments and minor variances into one site specific by-law amendment. The Owner is not requesting any new
additional uses to be added to the list of permitted uses on this site.
Official Plan and Zoning
The Official Plan designates the subject property “Major Commercial
Area” (MJC). The intention of this
designation is to provide for a large-scale multi-purpose centre or area
offering a diverse range of retail, service, community, institutional and recreational
uses serving a major portion of the municipality.
The subject property is currently zoned Special Commercial Two – Special
(SC2-S) under By-law 47-85, as amended. The
present zoning by-law permits a variety of specific commercial uses such as bakeries,
ice cream parlours, bookstores toy stores and restaurants.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The proposed
Zoning By-law Amendment would provide the following benefits:
- Consolidation of a number
of By-law amendments and variances into one by-law amendment to improve
zoning administration of the site, and
- Provide greater leasing
flexibility for the Owner.
CONCERNS/ISSUES TO BE RESOLVED:
There are no
issues or concerns related to this zoning application as no new uses or changes
to the existing development standards are being proposed. The intent of this by-law amendment is to
consolidate pervious by-law amendments and variances into one site specific
by-law amendment to improve zoning administration of the site.
FINANCIAL
CONSIDERATIONS:
No financial implications are present at this
time.
ENVIRONMENTAL
CONSIDERATIONS:
No environmental issues have been identified
BUSINESS UNITS
CONSULTED AND AFFECTED:
The application was circulated to all Town
departments and external agencies, and is currently under review.
It is recommended that the Committee
authorize the scheduling of a Public Meeting to consider the proposed Zoning
By-law amendment application.
|
|
|
|
|
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\ZONING\05
015025 (Kennedy Corners Realty Inc.)\Preliminary Report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure
4 – Existing Site Plan
AGENT: Velta Mussellam
16 Shieldmark Crescent
Thornhill ON L3T 3T5
Tel:
905-886-0780
Fax:
905-763-3990
Figure 1
