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REPORT TO DEVELOPMENT SERVICES COMMITTEE |
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TO: |
Mayor and Members of Council |
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FROM: |
Jim Baird, Commissioner of
Development Services Valerie Shuttleworth, Director of
Planning & Urban Design |
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PREPARED BY: |
Teema
Kanji, Senior Planner ext. 4480 South District |
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DATE OF MEETING: |
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SUBJECT: |
PRELIMINARY REPORT |
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Richlex Inc. Zoning by-law amendment and site
plan application to permit an increased floor area ratio from 30% to 67% to
accommodate the construction of a two-storey commercial building. FILE: ZA.04-026959 |
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RECOMMENDATION:
That a public meeting be held to
consider the zoning by-law amendment application (ZA.04-026959) submitted by
Richlex Inc. to permit an increased floor area ratio from 30% to 67% to
accommodate the construction of a two-storey commercial building at 7802
Kennedy Road.
PURPOSE:
The
purpose of this report is to provide preliminary information regarding a zoning
by-law amendment application and site plan application submitted by Richlex
Inc. and to recommend that a public meeting be held to receive public input on
these applications.
BACKGROUND:
The subject land consists of
approximately 0.37 ha (0.92 acres) located on the west side of
The subject lands are bounded to
the north by a lot with an existing single detached house, which is currently being
used as a showroom for antiques and furniture and further north by
office/commercial development. The lands
are bounded to the south by an existing single detached house currently being
used as an accountant’s office and further south by a cemetery and an
apartment. To the west are lands owned
by the Town (originally intended for the extension of
Previous zoning and site plan applications
In 1997, the lands were rezoned from
Suburban Residential One (SUR1) under By-law 193-81 to Business Corridor (BC)
under By-law 108-81, as amended with site specific permission for a day
care/private school to accommodate children ranging from infants to 6-7
years. Site plan approval was also
granted at the time to renovate and enlarge the existing building and to install
new parking and drop-off/pick-up facilities.
The owners did not proceed with the approved development.
Proposal to construct a two-storey Remax office
The applicant has now submitted a
site plan application to permit a two storey Remax office building with a gross
floor area of approximately 2,485 m² (26,749.2 ft²) (Figures 4 & 5). The first floor office space is approximately
510 m² (5,489.8 ft²) and relatively small in size in comparison to the upper
floor which has a gross floor area of 1,483 m² (15,963.4 ft²). The building would also contain a 492 m²
(5,296 ft²) basement of which 50% of the floor area will be used for storage
purposes.
The parking by-law requires that
office uses be assessed at a parking rate of 1 parking space per 30 m² of net
floor area and any basement area used for storage purposes be assessed at a
parking rate of 1 parking space per 100 m² of net floor area. The current proposal would require 75 parking
spaces and the applicant is proposing to provide the required spaces. While all the required 75 parking spaces are
provided at grade, approximately 66% of those required parking spaces are to be
located below the second floor plate of the building (Figure 4).
Zoning by-law amendment required
The property is designated Business
Corridor Area in the Official Plan and currently zoned Business Corridor (BC)
under By-law 108-81, as amended, which would permit the proposed office use
(Figure 2). However, the current zoning by-law permits a maximum floor area ratio
of 30%, which would allow for the construction of a building with a gross floor
area of 1,184 m² (12,038.7 ft²), whereas the applicant is proposing a building
with a gross floor area of approximately 2,485 m² (26,800 ft²). A zoning by-law amendment is required to
permit this proposed increased in floor area ratio from 30% to 67%.
A number of key issues remain to be addressed
The subject parcel is in close
proximity to the intersections of
Staff have investigated the option
of constructing a public or private road along the rear of the subject lands
and the two adjoining properties to the north and south that would provide a connection
to existing
In addition to the traffic issues,
acceptable site layout, and landscaping are made difficult by the relative
narrowness of the property and these matters require careful review.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
The proposed office building
would allow for the redevelopment of the site with a more viable use and one
that is consistent with the Business Corridor Area Official Plan designation.
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:
- Traffic issues
must be carefully reviewed and a traffic study must be submitted;
- Tree inventory
and preservation plan needs to be submitted;
- Site layout
and landscaping requires further review;
- Relationship
of the proposed development to the adjoining properties requires further
review; and
- Acceptability
of the proposed density increase must be reviewed having regard for the
site layout and landscaping constraints.
FINANCIAL CONSIDERATIONS:
There are no financial implications for the Town in
this report.
ENVIRONMENTAL CONSIDERATIONS:
There
are no environmental concerns.
BUSINESS UNITS CONSULTED AND AFFECTED:
The applications were circulated to
internal departments (Fire, Buildings, Engineering, Design, Waste Management)
and external agencies for comment.
The Region of York has indicated
that they are protecting for a 36 metre right-of-way for this section of
It would be appropriate to hold a Public
Meeting to obtain comments on the proposed zoning by-law amendment application.
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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 |
FIGURE
1
FILE: Report is located
in Amanda
Folder ZA.04-026959/Document Tab/DSC
Preliminary Report
ATTACHMENTS:
Figure 1: Location Map
Figure 2: Area
Context/Zoning
Figure 3: Aerial Map
Figure 4: Site Plan
Figure 5: Elevations
AGENT/APPLICANT:
Szeto Architect Tel:
(905) 513-6126
c/o Alfred Szeto Fax:
(905) 470-7700
L3R 8H8