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:	Stephen Kitagawa, Senior Planner West District
	DATE OF MEETING:	21-June, 2005
	SUBJECT:	PRELIMINARY REPORT
		Town initiated amendment to Zoning By-law 177-96 to implement the Town’s neighbourhood commercial strategy within the Angus Glen community ZA.05-014718

RECOMMENDATION:

That a Public Meeting be held to consider a Town initiated amendment to Zoning By-law 177-96 to ensure implementation of neighbourhood commercial uses at the southwest corner of Kennedy Road and Major Mackenzie Drive, in the Angus Glen community.

PURPOSE:

The purpose of this report is to provide preliminary information regarding the proposed Town initiated amendment to Zoning By-law 177-96 to ensure the development of certain lands in the Angus Glen community for neighbourhood commercial uses, and to recommend that the required statutory public meeting be held to consider the proposed amendment. This is further to Council’s direction to staff in April to update the Town’s secondary plans and zoning by-laws, as required, to ensure that neighbourhood commercial uses are provided in all of the Town’s new communities.

BACKGROUND:

Location

The 1.33 hectare (3.30 ac) subject property is located at the southwest corner of Kennedy Road and Major Mackenzie Drive in the Angus Glen community (Figure 1). The parcel is identified as Block 63 on registered plan 65M-3468, which was registered in December 2000.

Adjacent uses include:

Townhouses in the Angus Glen community are located to the south;

The Angus Glen Golf Course to the west;

A stormwater management pond and a residential plan of subdivision to the east, across Kennedy Road; and,

Agricultural lands to the north, across Major Mackenzie Drive.

Official Plan and zoning

The subject property is designated Commercial in the Official Plan (Revised 1987) and is identified in the Angus Glen Secondary Plan as Community Amenity Area One. The Community Amenity Area One designation provides for a range of uses including retail, service, office and other similar uses consistent with the planned function and policies of the designation. Residential uses are also permitted subject to the review of a specific development proposal and rezoning.

The subject lands are currently zoned Community Amenity One (CA1) by By-law 177-96, as amended, which permits a range of retail, service, office and residential uses. The current zoning permits only retail uses in the first storey of an apartment building or in the first storey of an office building. However, this existing zoning does not mandate retail uses.

DISCUSSION:

On April 5, Development Services Committee directed staff to update the Town’s secondary plans and zoning by-laws, as required, to ensure that neighbourhood commercial uses are provided in all of the Town’s new communities.

The April 5, 2005 staff report to Development Services Committee identified the subject lands as the only opportunity for commercial development in the East Village of the Angus Glen community. The staff report noted that, although the Town has provided numerous opportunities for new neighbourhood retail/service development in OPA 5 communities, there has been limited neighbourhood commercial development in these communities to date. Development Services Committee directed staff to proceed to implement the strategy outlined in the report to ensure that neighbourhood retail/service uses be provided in specific locations in each of the OPA 5 communities.

The owner of the subject lands met with Town staff

The owner of the subject lands met with Town staff and presented a preliminary concept for a neighbourhood commercial proposal. However, no further meetings have taken place and no applications have been made.

A Public meeting should be scheduled to consider the amendment.

It is recommended that the Committee authorize the scheduling of a Public Meeting to consider an amendment to By-law 177-96 to mandate retail uses.

The By-law amendment would require retail uses on the first floor and ensure that the built form of the future commercial development responds to the existing neighbourhood character and the character of the heritage school house. Maximum building setbacks and gross floor area requirements will ensure that massing is to the internal streets. Specific development standards will be incorporated into the zoning by-law, once staff has had an opportunity to further meet with the owner of the property.

ENGAGE 21^ST CONSIDERATIONS:

The recommendations of this report are consistent with Corporate Goal No. 4 “Managed Growth” and will help provide residents of the Angus Glen Community with well-planned retail services.

FINANCIAL CONSIDERATIONS:

There are no financial implications for the Town at this time.

BUSINESS UNITS CONSULTED AND AFFECTED:

Comments from Town departments will be addressed at the time of site plan approval.

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

DOCUMENT #: Q:\Development\Planning\APPL\ZONING\05 014718 NEIGHBOURHOOD COMMERCIAL - ANGUS GLEN\prelimary report June 21.doc

ATTACHMENTS: Figure 1 – Location Map

Figure 2 – Area Context

Figure 3 – Air Photo

Figure 4 – Schedule AA – Detailed Land Use