Report to: Development Services Committee                            Report Date: October 16, 2007

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Jolie Home Inc.

                                            Applications for Official Plan and Zoning By-law Amendments to permit a mixed-use development

                                            East Side of Kennedy Road between Castan Avenue and South Unionville Avenue

                                            South Unionville Community

 

                                            FILE NOS. OP 07 126509 & ZA 07 126612

                                           

PREPARED BY:               Richard Kendall, Manager of Development, Central District

                                            Extension 6588

 

 

RECOMMENDATION:

That the report dated October 16, 2007 titled “Preliminary Report, Jolie Home Inc.” be received;

 

That staff schedule a Public Meeting to consider the Official Plan and Zoning By-law Amendment applications, when issues identified in this report have been addressed to the satisfaction of the Director of Engineering;

 

That staff be authorized to continue to process this proposal and initiate discussions with the applicants regarding the possible acquisition of the residual Town-owned lands;

 

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

EXECUTIVE SUMMARY:

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 provide preliminary information regarding applications for Official Plan and Zoning By-law amendments to facilitate a mixed-use development on the east side of Kennedy Road, between Castan Avenue and the future South Unionville Avenue extension.

 

BACKGROUND:

Subject Lands and Area Context

The consolidated 2.86 ha (7.07 acre) site constitutes the lands fronting on the east side of Kennedy Road between Castan Avenue and the proposed extension of South Unionville Avenue (Figure 1).   The applicants have an offer to purchase in place with the current owner (Dilawri).   The comprehensive proposal includes an option to acquire a 0.37 ha (0.91 acre) parcel from Dougson Investments Inc. (Nissan proposal) located at the north east corner of the future intersection of Kennedy Road and South Unionville Avenue (Figure 5).

The combined site would have a frontage of approximately 203 metres (666 feet) on Kennedy Road, and a severance application would be required to finalize the land purchase with Dougson Investments Inc. (Nissan).  The proposal also includes a small residual parcel of Town-owned lands towards the north end of the site which would have to be acquired from the Town by the applicants (Figure 5).

 

Proposal

The applicants are proposing a mixed-use development which will include a local retail commercial component, a food store and higher density residential uses.  A total commercial floor area of 10,061 square metres (108,300 square feet) is proposed, including a 4,789 square metre (51,550, square feet) food and retail store component.  Two 16-storey residential buildings are proposed comprising a total of 300 units.  Parking for the food store will be provided at-grade, but beneath the first floor of the store.  Parking for the retail uses will generally be provided at-grade, while the majority of the parking for the residential component will be located at grade and within a two level underground structure. 

 

The applicant also owns lands towards the rear (east portion) of the site (Figure 4) which are identified in the Community Design Plan for South Unionville as a component of a future park.  The applicant has indicated that these lands may be the subject of a future development phase, depending on the resolution of park and other servicing issues.   In the interim, the applicants are proposing to introduce a 17 m local road at the rear of the site which will provide a vehicular and pedestrian connection between Castan Avenue and the future South Unionville Avenue, while also serving as a buffer between this development and the applicant’s remaining lands to the east.

 

The proposed built-form will provide for a strong street edge relationship along Kennedy Road, South Unionville Avenue, Castan Avenue and the proposed local connecting street.  The majority of the surface parking will be internalized and located behind the buildings.  The residential component will be situated towards the south end of the site, with access proposed off the South Unionville Avenue extension. 

 

OPTIONS/ DISCUSSION:

Official Plan

The lands adjacent to Kennedy Road are designated Community Amenity Area in the South Unionville Secondary Plan (OPA 22).  The Community Amenity Area designation is intended to promote mixed-use development in a pedestrian friendly manner, in addition to promoting efficiency in land use and services.  The Community Amenity Area provisions of the Town’s Official Plan provide for a diverse range of retail, service, community, institutional and recreational uses serving nearby residential and/or business areas. 

 

This designation also recognizes office development and medium to high density housing at appropriate locations.  The policies provide for a Floor Space Index (F.S.I.) of up to 200% and a maximum density of 62 units per hectare (25 units per acre) averaged over the Community Amenity Area lands.  With respect to height, the plan refers to the South Unionville Urban Design and Amenity Guidelines.  These guidelines contemplate low rise development on major roads such as Kennedy Road to a maximum height of 5-1/2 storeys.  The South Unionville Community Design Plan reflects the low rise and medium density type uses contemplated in the Secondary Plan (Figure 6).

 

The remainder of the site is designated Low Density Housing in the Secondary Plan.  This designation provides for a variety of detached, semi-detached, duplex and link dwellings. 

 

The applicants are requesting the Official Plan amendment to consolidate the Community Amenity Area land use designation across the site between Kennedy Road and the new local road, and to recognize a limited amount of outside storage/display associated with the food store use.  The applicants have also requested a maximum density of 105 units per hectare.  Extending the Community Amenity Area designation across the entire 2.86 ha site, at 62 units per hectare (per the Secondary Plan), would provide for approximately 177 units.  The 300 units proposed by the applicants represent 105 units per hectare, or 123 units in excess of the limits identified in the Secondary Plan. 

 

In addition, the proposed heights at 16 storeys would significantly exceed the heights contemplated in the Urban Design and Amenity Guidelines.  Further discussions will be required with the applicant regarding height and density issues, prior to the preparation of a recommendation report.

 

Zoning By-law

The current zoning on the combined site includes a number of different zone categories (agricultural and residential – See Figure 2), and a new zone category would have to be introduced to reflect Council approval of a development proposal. 

 

The applicant requested consideration to proceed with site plan approvals for the food store in advance of the zoning and official plan amendment applications being finalized for the overall site.  However, the northerly portion of the lands immediately adjacent to Kennedy Road has an Agricultural zoning in place which would not allow commercial uses as-of-right.

 

Potential Benefits

The proposed food store associated with this proposal would assist in addressing an identified need for local retail commercial facilities within the South Unionville Community, and would provide the opportunity to resolve the location and design of South Unionville Avenue where it intersects with Kennedy Road.  The proposal would also provide for the north/south public road connection between Castan Avenue and South Unionville Avenue as identified in the Community Design Plan for South Unionville.

 

 

 

 

 

Issues to be addressed

There are a number of issues associated with the development of these lands that have been identified to-date.  These and other matters identified through the circulation and review process will be addressed in a final staff report:

 

  • Severance to consolidate the land ownership
  • Determination and dedication of the South Unionville Avenue road right-of-way, including arrangements for its construction
  • Acquisition of remaining lands from other owners, east of the applicants holdings, required to complete the South Unionville Avenue extension to Kennedy Road
  • Submission of a Drainage and Servicing Study to facilitate determination of the location and size of stormwater management facilities within this area of the South Unionville Community
  • Traffic Impact Study
  • Servicing allocation requirements for the residential component
  • Phasing of development to facilitate introduction of local retail uses
  • Resolution of South Unionville Parkland dedication requirements
  • Residential height and density issues
  • Urban Design, site plan and built form issues
  • Resolution of potential sale/transfer of residual Town-owned lands to applicant

 

Staff suggest that a public meeting could be scheduled upon submission of the Drainage and Servicing Study and Traffic impact study.

 

 

FINANCIAL CONSIDERATIONS AND TEMPLATE: (external link)

Not applicable

 

ENVIRONMENTAL CONSIDERATIONS:

Not applicable

 

ACCESSIBILITY CONSIDERATIONS:

Not applicable

 

ENGAGE 21ST CONSIDERATIONS:

The proposed development promotes the following key goals set out in Engage 21st: Managed Growth and Quality Community.

 

BUSINESS UNITS CONSULTED AND AFFECTED:

Town Departments and external agency comments arising from the circulation of these applications will be addressed in the recommendation report.

 

 

 

 

RECOMMENDED BY:  

 

 

 

 

 

 

 

________________________________           ________________________________

Valerie Shuttleworth, M.C.I.P., R.P.P.                 Jim Baird, M.C.I.P., R.P.P.

Director of Planning and Urban Design                 Commissioner of Development Services

 

 

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context

Figure 3 – Aerial Photo

Figure 4 – Proposed Site Plan

Figure 5 – Parcel Fabric

Figure 6 – South Unionville Secondary Plan