RECOMMENDATION:
That a Public Meeting be held to consider a Zoning
By-law Amendment application (File No. ZA 05 008482), and required Official Plan
Amendment application, by 1297482 Ontario Limited to permit a 4-storey
apartment building containing 18 units at 7713 Kennedy Road, after an
application for Official Plan Amendment has been received.
PURPOSE:
1297482 Ontario Limited has submitted a Zoning By-law
Amendment application as well as an application for site plan approval to
permit a 4-storey apartment containing 18 units at 7713 Kennedy Road. The purpose of this
report is to provide preliminary information and to recommend that a statutory
Public Meeting be held to consider the rezoning application and required
Official Plan amendment application.
BACKGROUND:
Property and Area Context
The subject lands consist of approximately 0.18 ha. (0.45 acres) located
on the east side of Kennedy Road, south of 14th
Avenue (See
Figure 1) and are part of a larger parcel with frontage on Chiavatti Drive to the east. A
vacant single storey detached building is situated on the subject lands. The site contains a number of mature trees
and other vegetation, particularly along the south and east boundaries. The site does not currently have an access to
Kennedy Road (See Figures 2 & 3).
The lands to the east are vacant and, as noted above, are the balance of
the applicant’s lands which in combination with other lands are the subject of
current Zoning By-law Amendment and subdivision applications to permit low
density residential development consisting of 19 single-detached lots. Abutting the subject site to the north is a
Bell Canada switching station. The three
properties abutting to the south are under one ownership and are zoned for low
density residential use. Of these, the property
immediately to the south of the subject site contains a heritage dwelling with
zoning permission to operate a commercial use (Bridal Salon and Flower Shop)
within the dwelling. The property to the
south of the heritage property was recently given temporary use zoning
permission to expand the commercial operation on the heritage property and the third
property to the south is vacant. To the
west, across Kennedy
Road, is the
Milliken Mills Community Centre and an existing retail plaza.
Proposal is for a 4-storey, 18 unit
apartment building
The proposal, as shown on the site plan and elevations
(See Figures 4 and 5), consists
of a 4-storey building containing 18 apartment units fronting onto Kennedy
Road. Full vehicular access is proposed from Kennedy Road. The Town’s Parking
By-law requires a total of 28 parking spaces (23 spaces for residential parking
and 5 spaces for visitor parking) for the proposed development. The applicant proposes a total of 28 surface parking
spaces on-site with 10 of those spaces located beneath the second floor. The proposed development has a density of
approximately 98 units per hectare (40 units per acre).
Official Plan and Zoning By-law Amendments
are required
The Official Plan designates the subject property “Urban Residential” and
requires that all Medium and High Density Housing categories be indicated on
the map schedule of the Secondary Plan.
The East Risebrough Secondary Plan (PD 2-2), which is non-statuary,
designates the subject lands “Urban Residential – Low Density Residential”. An amendment to the Secondary Plan to
redesignate the subject lands to “Urban Residential – High Density II” is necessary
to permit the proposed development. The
applicant has not yet submitted a Secondary Plan Amendment application.
The lands are zoned Suburban Residential Second Density (SUR2) in By-law
193-81, as amended, which only permits a single-detached dwelling. A rezoning is
required to permit the proposed development.
Built form and massing of proposed building is of
concern
The height and massing of the proposed apartment
building and its relationship to the heritage building to the south are of
concern. The proposed development does
not provide sufficient building mass along the street frontage of Kennedy Road and the side yard
setback of 4.5 metres to the south property line is too narrow. Staff
have suggested that the applicant consider a 3-storey building with greater
frontage on Kennedy Road and a wider side
yard setback from the southerly property line.
This wider setback would provide additional landscape buffering opportunities
to protect the existing heritage house.
Potential
integration of the proposed development with existing parcels to the south
The three properties immediately to the south are
designated residential in the Official Plan and, as noted above, have been
consolidated in one ownership. These
properties may also have the potential to be redeveloped with greater
residential density. Therefore,
consideration must be given not only to the appropriateness of the applicant’s
proposal, but also to provide for consolidated redevelopment opportunities for
all four properties.
Servicing
allocation is required
The proposed development does not have servicing
allocation at this time. Sewer and water allocation
cannot be granted for any residential development until sufficient allocation
from the Region has been provided to the Town and appropriate policies are in
place to allocate to individual projects.
POTENTIAL
BENEFITS OF APPROVAL OF THE PROPOSAL:
The potential benefits of the proposed
development are as follows:
- The proposal would provide an alternative form of housing,
improving the mix of housing types available to the community;
- The proposed higher density development is on an arterial road and
is therefore transit supportive;
- The proposed development appears to be consistent with the new Provincial
Policy Statement with respect to the provision of a range of housing types and densities.
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:
- Appropriateness of the
proposed density within the area context;
- Compatibility with the
adjacent uses;
- Stormwater management
and drainage issues;
- Site layout and design,
particularly building height and massing, require further review;
- The need to consider future
integration of the proposed development with the properties to the south;
- Investigate the
opportunity to provide a pedestrian walkway connection from the proposed Chiavatti Drive extension to the east, through the subject lands, to Kennedy Road;
- Region of York
approval is necessary for the proposed access from Kennedy Road;
- Servicing allocation;
and
- An application for Official Plan
Amendment remains to be submitted.
FINANCIAL
CONSIDERATIONS:
No financial impacts at this time.
ENVIRONMENTAL
CONSIDERATIONS:
There are no significant environmental issues at this time.
ACCESSIBILITY CONSIDERATIONS:
Accessibility consideration will be reviewed as part
of a site plan approval process.
BUSINESS UNITS
CONSULTED AND AFFECTED:
The application was circulated to all Town
departments and external agencies, and their recommendation/comments will be
incorporated in the final report.
It would be appropriate to hold a Public Meeting after the applicant has
submitted an Official Plan 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
008482 7713 Kennedy Road (Proposed Apartment)\Preliminary Report.doc
ATTACHMENTS: Figure 1 – Location Map
Figure
2 – Area Context and Zoning
Figure
3 – Air Photo
Figure 4 – Site Plan
Figure
5 – Building Elevations
AGENT: Mr. Alan Lai
1297482
Ontario Limited
P.O. Box 3533, Stn Industrial
Park
Markham, ON L3R 6G8
Tel:
416-917-1250
Fax:
905-201-6947
Figure
1
