RECOMMENDATION:
That a Public Meeting be
held to consider the Zoning By-law Amendment (ZA.03-107781) application
submitted by Eastern Creative Group Limited to permit 28 condominium townhouses and four mixed-use units at 83 Old Kennedy
Road;
And that staff schedule a Public Meeting when
the issues outlined in the April 22, 2003 preliminary report have been
sufficiently addressed by the applicant.
PURPOSE:
The purpose of this report
is to provide preliminary information regarding zoning and site plan
applications by Eastern Creative Group Limited to permit 28 condominium
townhouses and four mixed-use units at 83 Old Kennedy Road, and to recommend
that a Public Meeting be held to consider the zoning application once the
issues outlined in this report are addressed to the satisfaction of staff.
BACKGROUND:
Subject lands and area context
The subject lands comprise approximately 0.67 hectares (1.66 acres) at 83
Old Kennedy Road as shown on Figure 1. A number of trees are dispersed throughout
the property. The lands are
occupied by a single-detached dwelling and accessory building.
Employment uses, mostly within existing dwellings, are located to the north,
south, and west across Old Kennedy Road.
To the east are low density residential uses developed as part of a plan
of subdivision (see Figures 2 and 3).
Subject lands are within the Milliken Mills Main Street
Urban Design Study area
The subject lands
are within the Milliken Mills Main Street Urban Design Study area. The study is being
undertaken with the purpose of developing a “main street” focus for the
Milliken Community. A draft
Demonstration Plan, prepared by the study consultants to illustrate the urban
design vision for the area, identifies the subject lands as being appropriate
for medium density residential development.
The draft Demonstration
Plan also shows mixed-use development fronting Old Kennedy Road in the vicinity
of the subject lands, with commercial uses at grade to provide a “main street”
character along the southern portion of Old Kennedy Road. Also relevant to the subject property is
the proposed extension of Midland Avenue north of Steeles Avenue, with an
ultimate connection to Old Kennedy Road.
The draft
Demonstration Plan was endorsed by Council in October, 2002, and is currently
being finalized. The Demonstration
Plan, accompanying urban design guidelines and implementation strategy, are
expected to be brought to Council for endorsement before the end of June.
Proposal is for 28 condominium
townhouses on a private road and four mixed-use units along Old Kennedy
Road
The proposal, as shown on the site plan
and elevations shown in Figures 4 and 5, consists of 28 three-storey
condominium townhouse units on a private road, and four three-storey mixed-use
units fronting Old Kennedy Road. The
four mixed-use units consist of ground floor commercial with dwelling units
above. A 17 metre road allowance, to
accommodate the potential Midland Avenue extension, is being protected for at
the eastern limit of the property.
Proposal would comply with Official Plan, Zoning amendment
is required
The proposed development
is permitted in the Community Amenity Area designation which applies to the
subject lands. The Community Amenity
Area designation permits a range of retail, service, community, institutional
and recreational uses, and medium and high density housing at appropriate
locations.
The lands are
zoned Special Commercial 1 (SC1) in By-law 47-85, which permits a range of
commercial uses with no outdoor storage or outdoor display. Residential uses are not currently
permitted.
The subject lands are also currently
subject to an interim control by-law which was enacted to freeze development
pending the completion of the Milliken Mills Main Street Urban Design
Study. The interim control by-law is
scheduled to expire in May, 2003, however staff will be requesting an extension
for an additional year to allow time for the implementation of land use
designation and zoning amendments arising from the study.
A zoning by-law amendment would be
required to permit the proposed residential development and to exempt the
property from the interim control by-law.
POTENTIAL BENEFITS OF APPROVAL OF THE
PROPOSAL:
Some of the
anticipated benefits include:
·
The proposed
land use (medium density residential with mixed-use along Old Kennedy Road)
generally conforms with the emerging vision for the Milliken Mills Main Street
area;
·
Proposed
development has the potential to provide a catalyst for further
development/redevelopment in the area consistent with the vision for the
Milliken Mills Main Street area.
CONCERNS/ISSUES TO BE RESOLVED:
The following is a brief summary of
concerns/issues raised to date. These matters, and any others identified
through the circulation and detailed review of the proposal, will be addressed
in a final staff report to be presented to Committee at a later date:
·
Acceptability
of the proposed development having regard for the Milliken Mills Main Street
Demonstration Plan which remains to be finalized;
·
Consideration
of the impact of the proposed development on the development potential of other
lands in the vicinity;
·
Appropriateness
of the site layout including required setbacks, road widths, etc;
·
Requirements
for open space/play area within the subject lands;
·
Provision of adequate visitor parking;
·
Review
of the quality and nature of the elevations including building materials, given
the uninterrupted linear form of the proposed development;
·
Accommodation of required road
right-of-ways with respect to the proposed Midland Avenue extension and other
local road connections;
·
Financial contributions with respect
to an area-specific development charge by-law expected to be prepared for the
Milliken Mills Main Street study area;
·
Availability of water allocation.
FINANCIAL CONSIDERATIONS:
There are
no financial implications for the Town in this report.
BUSINESS UNITS CONSULTED AND AFFECTED:
All Town departments and external
agencies have been circulated with these applications and all comments will be
considered in a final report.
It would be
appropriate to schedule a Public Meeting after the issues/concerns raised in
this report have been addressed to the satisfaction of staff.
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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Figure 1: Location Map
Figure 2: Air Photo
Figure 3: Area Context/Zoning
Figure 4: Site Plan
Figure 5: Elevations
