RECOMMENDATION:
That a Public
Meeting be held to consider the applications submitted by Kennedy Mackenzie Investment
Limited for zoning by-law amendment and draft plan of subdivision approval to
permit 27 part lots and 14 single detached lots east of Kennedy Road and south
of Major Mackenzie Drive in the Berczy Village Community.
PURPOSE:
The
purpose of this report is to provide preliminary information regarding applications
by Kennedy Mackenzie Consix Investment Limited for zoning by-law amendment and
draft plan of subdivision to permit 27 part lots and 14 single detached lots,
east of Kennedy Road, south of Major Mackenzie
Drive on Thomas Foster Street, in the Berczy
Village Community.
BACKGROUND:
Property and Area Context
The 1.53
hectare (3.7 ac) vacant property is located east of Kennedy Road, south of Major Mackenzie Drive on the north and south
side of Thomas Foster Street, within the Berczy Village
Community (Figure 1).
Adjoining
the property are residential subdivisions to the north, west and east (across Kennedy Road) and a public high school
to the south.
The
subject lands comprise 4 remnant blocks purchased by the applicant, from the
York Region District School Board. The
surplus lands were not required by the school board to construct the high
school (Pierre Elliot Trudeau High School) located on the north side of Bur Oak
Avenue, east of Kennedy Road.
Secondary Plan designation and existing
zoning
The
subject lands are designated Urban Residential – Low Density in the Berczy
Village Secondary Plan. The proposed single
detached lots comply with uses and density (17 to 37 uph or 6.9 to 14.9 upa) in
the Urban Residential – Low Density designation.
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TABLE A
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RESIDENTIAL UNITS
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HECTARES
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ACRES
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Single detached
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41
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|
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Gross Site Area
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1.538
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3.80
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Net Site Area
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1.538
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3.80
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Net Site Density
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26.6 uph
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10.78 upa
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Existing Zoning
The
lands are currently zoned Rural Residential by By-law 304-87, as amended.
Proposal for 27 part lots and 14 single
detached lots
The
applicant is proposing to combine part lots from a previously registered plan
(65M-3536) with 27 part lots from the subject lands in addition to 14 single
detached lots with frontages ranging from 10 metres (32.8 ft.) to 13.3 metres
(43.6 ft). 27 of the lots are of conventional
depth and will be combined with the adjacent part lots to the north, while 14
are wide shallow lots.
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TABLE B
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Unit Type
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Frontage
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Depth
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Number of Units
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M(Ft)
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M(Ft)
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Single Detached
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10 m (32.8 ft)
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32 m (104 ft)
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7 part lots
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Single Detached
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10.6 m (34.7 ft)
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32 m (104 ft)
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5 part lots
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Single Detached
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11.1 m (36.4 ft)
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32 m (104 ft)
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15 part lots
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Single Detached
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11.1 m (36.4 ft)
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28 m (91.8 ft)
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1
|
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Single Detached
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13.3 m (43.6 ft)
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28 m (91.8 ft)
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13
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POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some of the anticipated benefits of
the proposal include:
- Proposal is in keeping with the Berczy Village Secondary Plan.
- Completion of vacant lands within a largely built up area of the
Berczy Village Community.
- Completion of Thomas Foster Street
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.
·
Additional servicing allocation required from the Region prior to
draft plan approval.
As set out in
the February
15, 2005 servicing allocation report,
Council recommended that an additional 27.5 units be allocated to Kennedy
Mackenzie Consix Investment. This
allocation is part of a larger regional allocation to the Town of over 4,000
units, which is contingent on approval by Regional Council. This approval is still outstanding. As a result, draft plan approval cannot be
granted until additional servicing allocation is confirmed by the Region, in accordance
with the recommendation of the Feb 15 report.
Allocation
has previously been granted on the registered part lots that are to be combined
with 27 part lots proposed by the applicant.
The recommended allocation for 27.5 units is sufficient to cover the
proposed 27 part lots (13.5 units) and 14 single detached units.
Roads must be constructed
·
Through the site plan approval
of the high school, the roads surrounding the school site (extensions of Thomas Foster Street, Viscount Drive and Westlake Road) were dedicated to the Town as public right-of-ways. As a condition of site plan approval, the
school board was advised that the developer of the remnant blocks, would be
responsible to pay all costs relating to construction of the roads. Completion of construction of Thomas Foster Street will be secured through conditions of draft approval.
Lots north of subject site to be reconfigured through
part lot control
·
In order to maximize the number
of lots, the applicant has configured the part lots in a north south direction
fronting onto Thomas Foster
Street. The registered part lots to the north that
are to be combined with these lots are configured in an east/west
direction. In order to remedy the
conflicting lot lines, an exemption from part lot control will be required to
allow the reconfiguration.
FINANCIAL CONSIDERATIONS:
There are no financial matters to be considered in
this report.
BUSINESS UNITS CONSULTED:
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 draft plan conditions and
zoning by-laws.
It is recommended that the
Committee authorize the scheduling of a Public Meeting to consider the
applicant’s proposed draft plan and zoning amendments.
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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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DOCUMENT #: Q:\Development\Planning\APPL\SUBDIV\04 028638 KENNEDY MACKENZIE
CONSIX\preliminary report.doc
ATTACHMENTS: Figure 1 –
Applicant/Agent and Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure
4 – Proposed Draft Plan
APPLICANT/AGENT: Macaulay,
Shiomi, Howson Ltd.
Attn: Elizabeth Howson
293 Eglinton Avenue E.
Toronto, ON
M4P
1L3
Tel: 416-487-4101
Fax: 416-487-5489
