Report to: Development Services Committee                            Report Date: October 21, 2008

 

 

 

SUBJECT:                          PRELIMINARY REPORT

                                            Ken-Den East Inc.

                                            Zoning By-law Amendment Application to facilitate an adjustment to the property boundary for two existing apartment buildings at 7363 and 7373 Kennedy Road (Casa del Sol).

                                            SE corner of Kennedy Road and Denison Street

                                            Millken Main Street Area 

 

                                            File No: ZA 08 124170   

 

PREPARED BY:               Stacia Muradali, Planner, extension 2008

 

 

RECOMMENDATION:

That the report dated October 21, 2008 entitled “PRELIMINARY REPORT, Ken-Den East Inc. Zoning By-law Amendment Application to facilitate an adjustment to the property boundary for two existing apartment buildings at 7363 and 7373 Kennedy Road (Casa del Sol)” be received;

 

That Staff be authorized to schedule a statutory Public Meeting to consider the proposed Zoning By-law Amendment application;

 

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 (Strategic, Affected Units)       6. Attachment(s)

 

PURPOSE:

The purpose of this report is to provide preliminary information regarding an application for Zoning By-law Amendment to facilitate an adjustment to the property line boundary for two existing apartment buildings and to recommend that a statutory public meeting be held with respect to this application. This application was deemed to be complete on August 27, 2008.

 

BACKGROUND:

Subject land and area context

7363 & 7373 Kennedy Road (the “subject land”) is a triangular piece of land located at the southeast corner of Denison Street and Kennedy Road in the Milliken Main Street Secondary Plan area. The subject land also has frontage on Old Kennedy Road and is 1.69 hectares (4.186 acres) in area (Figure 1). This site is occupied by two recently constructed eight storey apartment buildings consisting of a total of 273 dwelling units.

 

Surrounding land uses include vacant land to the south, a commercial plaza to the west across Kennedy Road, a mixed-use plaza and a low density residential community to the north across Denison Street, and a low density residential community to the east across Old Kennedy Road (Figure 2).

 

Current Official Plan Designation and Zoning

The Milliken Main Street Secondary Plan (the “Secondary Plan”) designates the subject land and the adjacent lands to the south as Urban Residential-High Density II (see the attached Secondary Plan schedule) which provides for apartment buildings within a density range of 99-148 units per net hectare (40-60 units per net acre) with a maximum height of eight storeys. The proposed zoning amendment would not generate additional density across the lands designated Urban Residential- High Density II in the Secondary Plan.

 

In 2005, a zoning by-law was enacted (2005-359) to zone the subject land Residential Four *301 (Hold) [R4*301 (H)]  (Figure 3)  to permit two 8-storey apartment buildings consisting of 273 dwelling units. The amending by-law permitted a maximum number of 148 dwelling units per hectare which is consistent with the Milliken Main Street Secondary Plan. In 2006, site plan approval was granted and the Hold provision was removed (2006-235) to allow the construction of the two apartment buildings.

 

 

OPTIONS/ DISCUSSION:

Zoning amendment required to facilitate an adjustment to a property boundary

Subsequent to the previous approvals, a triangular piece of land (907.3 square metres) abutting the south-west corner of the subject land (Figure 4) which is part of the site, is proposed to be set aside for future development. It is contemplated that ownership of this triangular piece of land will eventually be consolidated with the vacant parcel of land immediately to the south to create one parcel of land with more appropriate frontage on Kennedy Road for future development. This triangular area is separated from the apartment development on the subject land by a future common driveway and does not constitute part of the open space and recreation component on the site.

 

As a result of this property boundary adjustment, the original site area would be reduced resulting in the previously approved 273 dwelling units exceeding the maximum permitted density by 23 units on the overall subject land thereby requiring a zoning amendment. It is recommended that the implementing by-law retain the current Residential Four *301 (Hold) [R4*301 (H)] but will not attribute any density to the triangular parcel of land subject to this amendment.

 

An amendment to the Milliken Main Street Secondary Plan is not required as the Urban Residential- High Density II provisions will not be exceeded for the area of the entire designation. A concurrent site plan application has been submitted for the proposed amendment and is currently under review. To date, no issues or concerns have been identified with either application.

 

Conclusion

This zoning by-law amendment application will facilitate the consolidation of the triangular parcel of land with the adjacent lands to the south while recognizing the existing approved development of two 8-storey apartment buildings consisting of 273 dwelling units. Staff recommends that a statutory public meeting be held to consider the proposed amendment.

 

FINANCIAL TEMPLATE

Not applicable at this time.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

This application aligns with Council’s strategic priorities by facilitating growth management and intensification while making efficient use of existing infrastructure.

 

DEPARTMENTS CONSULTED AND AFFECTED:

This application has been circulated to various Town departments and external agencies. Requirements of the Town and external agencies will be reflected in the preparation of the Zoning By-law.

 

 

RECOMMENDED  BY: 

 

 

 

 

 

________________________________                  _______________________________

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

Director, Planning & Urban Design                         Commissioner, Development Services

 

 

ATTACHMENTS:

Figure 1-                    Location Map

Figure 2-                    Air Photo (2007)

Figure 3-                    Area Context/Zoning

Figure 4-                    Site Plan

Milliken Main Street Secondary Plan- Schedule ‘AA’- Detailed Land Use Plan

 

 

CONTACT INFORMATION:

Jason Sheldon

V.P. Land Development

Ken-Den East Inc.

7501 Keele Street

Vaughan, ON, L4K 1Y2

Tel: (905) 761-8200

Fax: (905) 761-8201