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Report to: Development Services Committee Report Date: September 14, 2010
SUBJECT: INFORMATION
REPORT
Times
Group Corp (Eden Park Phase 2)
Applications for Official
Plan and Zoning By-law Amendments to permit 103 additional apartment units and
reduced parking on Block 50, Plan 65M-3226, south side of South Park Road, east
of Times Avenue in the Leitchcroft Community, file
nos. OP 10 120306 and ZA 10 120307.
PREPARED BY: Ron
Blake, Development Manager West District, Ext. 2600
RECOMMENDATION:
THAT the report dated September 14, 2010 entitled “Times Group Corp (Eden Park
Phase 2), applications for Official Plan and Zoning By-law Amendments to permit
103 additional apartment units and reduced parking on Block 50, Plan 65M-3226,
south side of South Park Road, east of Times Avenue in the Leitchcroft
Community, file nos. OP 10 120306 and ZA 10 120307” be received as background to
the Public Meeting scheduled for September 14, 2010.
EXECUTIVE SUMMARY:
Not applicable
The purpose
of this report is to provide preliminary information on the applications. This report contains general information in
regards to applicable OP, zoning and other policies as well as other issues and
the report should not be taken as Staff’s opinion or recommendation on the
application.
The
applications by Times Group Corp were received on July 7, 2010 and were deemed
complete on July 13, 2010.
Authorization
to hold a statutory public meeting with respect to the applications was granted
by the CAO over the 2010 summer recess.
Property and area context
The subject
lands comprise 1.07 ha (2.65 acres), located on the south side of South Park
Road east of Times Avenue in the Leitchcroft
Community (see Figure 1). These lands
represent the final stage of the Leitchroft Phase II
development (located between Times Avenue and Saddlecreek
Road), approved by the Ontario Municipal Board in December 2004.
The subject
lands are currently vacant and contain no vegetation or natural features (see
Figure 2). To the north are townhouses,
built during the initial development phases of the Leitchcroft
Community. Staybridge
Suites, a long-term stay hotel, is located immediately east of the subject
lands. The Eden Park Phase 1 development
is currently under construction immediately to the west. Highway 407 borders the southern boundary of
the property.
Current Official Plan and Zoning
The subject
lands are designated Commercial and Community Amenity Area by the Official Plan
(Revised 1987), and Community Amenity Area – Mixed Use by the Leitchcroft Secondary Plan (OPA 41), as amended by OPA 127. The lands are zoned Community Amenity Area
One *38 (Hold 2) [CA1*38 (H2)] by By-law 177-96, as amended. Medium and High Density residential uses are
permitted.
OPA 127,
approved by the OMB in December 2004, specifically caps the combined number of
residential units on Blocks 41, 42, 43 (the blocks bounded by Galleria Parkway,
Times Avenue, South Park Road, and Saddlecreek Drive)
and part of Block 49 and Bock 50, located south of South Park Road (comprising
the subject site and adjoining property to the west) at 1,205 units (see Figure
4).
In June 2009,
Council approved Zoning By-law Amendment 2009-83, which permits a maximum of
1800 residential units in the *38 zone. Although
the number of units permitted by the zoning by-law is greater than OPA 127, the
*38 zone covers a larger area than OPA 127, and the unit caps established by
the Zoning By-law are consistent with those established by OPA 127, as discussed
in more detail below. This Zoning By-law
amendment also establishes a holding provision (H2) on the site, which is not
to be lifted until the Town is satisfied that sufficient servicing allocation
is available and has adopted a resolution granting additional servicing
allocation to provide for the number of dwelling units permitted.
Development to date
In the summer
of 2005, site plan approval was granted for 413 unit residential units on
Blocks 41, 42 and 43 consisting of 357 apartments and 56 townhouses (see Figure
3).
In the spring
of 2010, site plan approval was granted for 457 units on part of Block 49 (Eden
Park Phase 1) immediately west of the subject lands, consisting of 430 apartment
units in three 13-storey buildings and 27 townhouse units fronting the south
side of South Park road (see Figure 3). This
development is currently under construction.
The combined
unit count of these two developments is 870 units, leaving 335 units available for
development on the subject site, based on the 1,205 unit cap established by OPA
127.
From the
standpoint of the *38 zone, as amended by By-law 2009-83, which not only covers
Blocks 41, 42, 43, 49 and 50, but also lands further north to Highway 7, a
total of 1,465 units have been built or are under construction within this zone.
This also leaves 335 units available for development on the subject lands based
on the combined cap of 1,800 units established for this zone by By-law 2009-83.
Proposed Development
The proposed
development on the subject lands consists of two 13-storey apartment buildings
linked by a 2-storey lobby, aligned along the southern boundary of the site adjacent
to Highway 407. In addition, townhouse
units are proposed fronting on the south side of South Park Road (see Figures 5,
6 and 7). In total 438 residential units
(416 apartments and 22 townhouses) are proposed, which exceeds the number of
units permitted in both OPA 127 and By-law 2009-83 by 103 units.
Official Plan and Zoning By-law Amendments required
The applicant
is proposing a total 438 residential units on the subject lands, whereas OPA
127 and By-law 2009-83 provide for only 335 units. Amendments to both documents are required to
permit the proposed number of units.
A reduction in parking standards also requested
By-law 28-97
establishes a parking standard of 1.5 parking spaces per apartment dwelling
unit and 2 spaces per townhouse unit.
The applicant is proposing an alternative standard of 1.3 spaces per
apartment unit. The applicant has
submitted a Parking Demand/Supply Review in support of this proposal.
Site Plan application not yet submitted
The applicant
is preparing a site plan application for the proposed development which will be
filed shortly.
Additional studies submitted and required
The applicant has submitted a geotechnical
study and parking supply/demand study in support of the application.
In addition, Staff
have advised the applicant that a servicing study to address provision and/or
extension of sanitary sewer, storm sewer, watermain
services and stomwater management facilities to
accommodate the proposed increase in units, and a traffic study to address the issues of trips generated by
the proposed units must be submitted to the Town’s satisfaction.
A noise study
will be required as part of the supporting documentation for a future site plan
submission.
Conditional servicing allocation is required for the
proposed development
Sufficient 2013
conditional allocation, including the 35% Regional LEED Silver allocation credit,
will be required to accommodate the proposed development.
Consideration should be given to a Section 37
contribution
The
additional 103 units proposed on the site represent an increase of
approximately 30% over the 335 units currently permitted by the Leitchcroft Secondary Plan and Zoning By-law 177-96. In these circumstances it would be
appropriate to consider a potential Section 37 contribution for community
benefits, should Council approve the application.
POTENTIAL BENEFITS OF THE PROPOSED DEVELOPMENT
The proposed
development will complete the final stage of the Leitchcroft
Phase II development.
CONCERNS TO BE RESOLVED:
No
concerns/issues have been identified to date.
Any concerns/issues identified through the circulation and detailed review
of the proposed development will be addressed in a final staff report to be
presented to Committee at a later date.
Not
Applicable
Not
applicable
The proposed
applications will align with the Town’s strategic priorities of Growth
Management and Municipal Services by implementing the proposed development in coordination
with available servicing allocation and anticipated transit improvements along
Highway 7.
The
application has been circulated to relevant Town departments and outside
agencies and is currently under review.
All conditions and requirements received will be addressed and incorporated
in the final draft plan and conditions of draft approval.
RECOMMENDED
BY:
________________________ ________________________
Biju
Karumanchery, M.C.I.P., R.P.P. Jim
Baird, M.C.I.P., R.P.P.
Senior
Development Manager Commissioner
of Development Services
Figure 1 –
Location Map
Figure 2 –
Air Photo
Figure 3 –
Area Context and Zoning
Figure 4 –
Proposed Site plan
Figure 5 –
Proposed Elevations
Figure 6 –
Proposed Elevations
OWNER/AGENT
OWNER: Times
Group Corporation
c/o Hashem Ghadaki
President
330
Highway 7 PH 3
Richmond
Hill ON L4B 3P8
P:
905-882-6826
F:
905-882-1573
Email: hashem@timesgroupcorp.com
AGENT: Malone Given Parsons Ltd.
Nick
Pileggi
140
Renfrew Drive
Markham
ON L3R 6B3
P:
905-513-0170
F:
905-513-0177
Email:
npileggi@mgp.ca
File path: Amanda\File 10
120306\Documents\Recommendation Report