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.
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.
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.
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.
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
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