Report to: Development Services Committee Report Date:
SUBJECT: RECOMMENDATION REPORT
Vic
Tou Developments Inc. Applications for
Official Plan and Zoning By-law Amendments and Site Plan Approval to permit a
Medical Clinic Facility at
File Nos.: OP 05 021516, ZA 05 021522 and SC 05 021528
PREPARED BY: Nilesh Surti, Planner
East District Team
RECOMMENDATION:
THAT the Official Plan Amendment application (OP 05 021516) submitted by
Vic Tou Developments Inc. to permit a Medical Clinic Facility at 7543
Kennedy Road, on the east side
of Kennedy Road, south of Highglen Avenue, be approved and the draft Official
Plan Amendment attached as Appendix ‘A’ be finalized and adopted;
THAT the Zoning By-law Amendment application (ZA 05 0211522) to amend
By-law 90-81, as amended, submitted by Vic Tou Developments Inc. to
permit a Medical Clinic Facility at 7543 Kennedy Road, be approved and the draft Zoning By-law
Amendment attached as Appendix ‘B’, be finalized and enacted;
THAT the Site Plan Control application (SC 05 021528) submitted by Vic Tou Developments Inc. to permit a Medical Clinic Facility at 7543 Kennedy Road, be endorsed in principle, subject to the conditions attached as Appendix “C”.
AND That site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued following execution of a site plan agreement. Site Plan approval is issued only when the Director has signed the site plan.
EXECUTIVE SUMMARY:
Official Plan Amendment, rezoning
and site plan approval applications have been submitted by Vic Tou Developments
Inc. The 0.12 ha (0.3 ac) site is
located on the east side of
The proposal is to permit the
construction of a 426 m2 (4,586 ft2) two-storey Medical
Clinic Facility. This facility is
proposed to include two general practitioner’s offices on the second floor, and
a small pharmacy on the ground floor. A total of 16 surface parking spaces are
provided on-site, located generally at the rear of the proposed building. Vehicular access is proposed from
There were no written submissions
or issues raised by area residents or other land owners at the Public
Meeting. However, Committee directed
staff to review whether the 13 parking spaces as shown on the original site
plan was sufficient to accommodate the parking demands of the proposed uses and
whether the subject property and the four properties to the south could be
consolidated for a comprehensive development.
Parking concern has been addressed by a reduction in floor space and
number of uses as well as the provision of additional parking spaces. In addition, discussions with the adjoining
property owner to the south have indicated that consolidation is not feasible
at this time.
The proposed medical clinic
facility is considered appropriate development for the lands. This facility will provide additional medical
services for surrounding residents. In addition, the overall size, scale and
massing of the proposed building is considered to be compatible with the
adjacent buildings. Staff is
recommending that the draft Official Plan Amendment attached as Appendix ‘A’,
be finalized and adopted; that the draft Zoning By-law Amendment attached as
Appendix ‘B’, be finalized and enacted; and that the Site Plan application, be
endorsed in principle subject to the conditions attached as Appendix ‘C’.
FINANCIAL CONSIDERATIONS:
Not applicable
1.
Purpose 2. Background 3. Discussion 4. Financial
5. Others (Environmental,
Accessibility, Engage 21st, Affected Units) 6. Attachment(s)
PURPOSE:
The purpose of this report is to
recommend approval of the proposed Official Plan Amendment, Zoning By-law
Amendment and Site Plan applications submitted by Vic Tou Developments Inc. to
permit a Medical Clinic Facility at
BACKGROUND:
Property and Area Context
The 0.12
ha (0.3 ac.) site is located on the east side of
Surrounding
land uses include single detached dwellings to the north fronting onto
Proposal
is for a two-storey Medical Clinic Facility
The proposal, as shown on the site
plan and elevations, is to permit the construction of a 426 m2 (4,586
ft2) two-storey Medical Clinic Facility. This facility is proposed to include two general
practitioner’s offices on the second floor, and a 60 m2 (646 ft2)
pharmacy on the ground floor.
A total of 16 surface parking
spaces are provided on-site, located at the rear of the proposed building. Vehicular access is proposed from Kennedy
Road, which is a regional road and this access is to be restricted to right-in,
right out movements (See Figure 4 and 5).
OPTIONS/ DISCUSSION:
Official
Plan and Zoning By-law Amendments are required
The Official Plan designates the
subject property “Urban Residential”.
The Riseborough Secondary Plan (PD 2-2), a non-statutory secondary plan,
designates the subject lands “Urban Residential – Low Density
Residential”. The requested Official
Plan Amendment will not change the Official Plan and Secondary Plan designations
of the subject property. The amendment
will include a site specific permission to provide for the proposed medical clinic
facility, including a pharmacy. See
attached draft Official Plan Amendment, Appendix ‘A’.
Although the lands are designated
for residential use, the proposed medical clinic facility is considered
appropriate development for the lands. This
facility will provide additional medical services for surrounding residents. The proposed building is located on an
arterial road with access to public transit.
Further, the traffic generated can be adequately handled by the road
system and the site can accommodate adequate setbacks, landscaping, vehicular
movements and parking. In addition, the
overall size, scale and massing of the proposed building is considered to be
compatible with the adjacent buildings.
The lands are zoned Residential Three
(R3) under By-law 90-81, as amended, which permits a single-detached dwelling. To accommodate the proposed uses, the
amending by-law includes a site specific exception to permit the proposed medical
clinic facility including a pharmacy.
Provisions are included in the amending by-law to limit the gross floor
area of the proposed medical clinic and pharmacy. See attached draft Zoning By-law Amendment,
Appendix ‘B”.
A public
meeting was held on December 6, 2005
On
Sufficient on-site parking has been provided
The
Parking By-law requires that parking for Medical Clinics be provided at a rate
of 1 parking space for every 30 m2 of net floor area and parking for
the pharmacy is to be provided at a rate of 1 parking space for every 25 m2
of net floor area. The proposed
development requires a total of 11 parking spaces.
The original proposal presented at the public
meeting was for a 2-storey medical clinic facility having a gross floor area of
506 m2 (5,447 ft2) with a total of 13 surface parking
spaces. The original proposal included
general practitioner’s offices, a dental office, medical laboratory and a
pharmacy. At the meeting, Committee
directed staff to review whether the 13 parking spaces as shown on the original
site plan was sufficient. To address
Committee’s concern, the applicant reduced the overall size of the proposed
building to 426 m2 (4,586 ft2) and
also increased the number of on-site surface parking spaces to 16 spaces for a
surplus of 5 spaces and a parking ratio of 1 parking space per 21 m2
of net floor area. In addition, the
applicant has also reduced the mix of uses within the building to two general practitioner’s offices on the second floor, and
a small pharmacy on the ground floor.
At the request of Planning Staff, the applicant
has submitted a parking utilization study, prepared by Mark Engineering,
transportation consultant. The study
surveyed three other similar stand alone medical office facilities within the
Town of
The parking study determined that the original
13 parking spaces provided on-site were sufficient to accommodate the parking
demands generated by the proposed uses. The
parking utilization study was also peer reviewed by Marshall Macklin Monaghan, on behalf of the Town, and they
concurred with the report’s conclusions provided that a maximum of 6 parking spaces are allocated for
employees and the remaining 7 spaces are available for patient use and for
deliveries. The applicant has agreed to
allocate a maximum of 6 parking spaces for employee use and the balance of the
spaces (10 spaces) will be available for patient use and for deliveries. Staff are satisfied that the proposed 16
parking spaces are sufficient to accommodate the parking demands of the
proposed uses.
Comprehensive development of the adjacent
properties
Committee members also directed staff to review
whether the subject property and the four properties to the south could be
consolidated for a comprehensive development.
The applicant has informed staff that they have contacted the land owner
immediately to the south and have been advised that they are not interested in
redeveloping their property at this time given that they have a viable business
operation.
Concerns and issues
identified in the preliminary report have been addressed
The applicant has resolved the concerns/issues
identified in the preliminary report on this matter, dated
Impact of proposed development on adjacent uses
One concern that was raised in the preliminary
report was the potential impact of the proposed development on the adjacent
uses, particularly the existing dwellings immediately to the north and to the
east, fronting onto
Region of
Staff have received comments from Region of
York Transportation and Works Department and they have requested that the proposed
access from
Intensiveness of the proposed use in relation
to the surrounding uses.
Another concern raised in the preliminary
report was the intensiveness of the proposed use in relation to the surrounding
uses. As indicated earlier in this
report, the original proposal included general practitioner’s offices, a dental
office, medical laboratory and a pharmacy.
The proposed building is now intended to be used by two general
practitioners on the second floor and a small pharmacy on the ground floor. Staff are satisfied that the current proposal
will be compatible with the surrounding uses.
Illumination Plan is to be submitted for
review
Staff have
concerns with respect to the potential impact of outdoor lighting from the
proposed building on the existing residential properties to the north and to
the east. To address this issue the applicant will be required to submit a
satisfactory illumination plan, which may be peer reviewed if necessary, prior
to the Director of Planning and Urban Design endorsing the site plan and
elevation drawings.
Proposed
Site Plan and Elevations are acceptable
The proposed 2-storey building
provides a strong building presence along
Landscaping opportunities are
present along the north and east property boundaries. A 1.2 metre wide pedestrian walkway is
proposed along the south property line from the parking area located at the
rear of the building extending to entrance at the rear of the building. Another pedestrian walkway is also proposed
leading from the entrance at the front of the building to the municipal
sidewalk along
Conclusion
Staff are satisfied with the
proposal and recommend that the Official Plan and Zoning Amendments be approved
and that the site plan be endorsed in principle, subject to the conditions
attached as Appendix ‘C’.
FINANCIAL TEMPLATE: (external link)
Not applicable.
ENVIRONMENTAL CONSIDERATIONS:
There are no significant
vegetation or natural features on site.
ACCESSIBILITY CONSIDERATIONS:
The site plan
shows one parking space for the physically disabled, in accordance with the
Parking By-law. In addition, A 1.2 metre wide
pedestrian walkway is proposed along the south property line from the parking
area located at the rear of the building extending to the entrance at the rear
of the building. Another pedestrian
walkway is also proposed leading from the entrance at the front of the building
to the municipal side walk along
ENGAGE 21ST CONSIDERATIONS:
The proposed
development is consistent with
BUSINESS UNITS CONSULTED AND AFFECTED:
The application was circulated to all Town departments and external agencies, and their recommendations/comments have been incorporated into this report.
RECOMMENDED BY:
_______________________________ _______________________________
Valerie Shuttleworth, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.
Director, Planning and Urban
Design Commissioner,
Development Services
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context and Zoning
Figure 3 – Air Photo
Figure 4 – Site Plan
Figure 5 – Elevations
Appendix ‘A’ – Draft Official Plan
Amendment
Appendix ‘B’ – Draft Zoning By-law
Amendment
Appendix ‘C’ – Site Plan Conditions
AGENTS:
Mr. Yaso Somalingam
Cantam Group Ltd.
Tel: 416-335-3353
Fax: 416-335-7967
File Path: Q:\Development\Planning\APPL\OPAPPS\05 021516 Vic Tou
Development Inc\Final Recommendation Report.doc