January 8, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP RPP
Commissioner of Planning and Buildings
Subject: PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application Z97058
2351 Kennedy Road Inc.
2351 Kennedy Road
Part of Lot 28, Concession 3
Agincourt Centre Community
Scarborough Agincourt
Purpose:
The applicant proposes to amend the current "Highway Commercial" (HC) zoning to permit a mixed use residential/commercial development on 0.53 ha (1.3 acres) located on the east side of Kennedy Road, north of Sheppard Avenue East. The proposal consists of a 3 storey building containing 78 residential units and a total of 930 m² (10,000 sq. ft.) of commercial uses on the ground floor. The commercial space is intended to function in association with the residential use under a live/work arrangement. A Site Plan Control application has also been submitted. A total of 122 surface and underground parking spaces are proposed.
Recommendations:
That the Scarborough Community Council convene a Public Meeting to consider this application, targeted for the second quarter of 1998, subject to:
(1) The applicant submitting a Traffic Impact Study;
(2) Staff convening a Community Information Meeting to be scheduled following submission of item 1 above. Notice for this meeting to be provided within 120 m (400 ft.) of the subject property and to the Central Agincourt Community Association;
Background:
The subject lands have a frontage of 56.4 m (185 ft.) on Kennedy Road and contain a one-storey vacant building previously used as a restaurant. The current zoning permits only a restaurant (exclusive of drive-in and take-out service) with a maximum gross floor area of 930 m² (10,000 sq. ft.). Vehicular access to Kennedy Road is provided from one mutual driveway shared with the adjacent commercial development to the south. There are several mature trees along the Kennedy Road frontage of the property as well as along the north and east property lines.
Surrounding uses include a 20 storey residential apartment building to the north, a 5 storey office/commercial development to the south, Agincourt Mall on the west side of Kennedy Road, and multiple family residential uses to the east beyond the channelized west branch of the Highland Creek which backs onto the subject lands. The subject lands are designated Commercial Mixed Use providing for a variety of residential, office, commercial, hotel and community facility uses. These uses may be developed in separate buildings or in multi-use buildings or projects. The designation on the subject lands provides for a pre-subway density of 1.2 times the site area for all uses combined. This includes High Density Residential providing for a density of up to 150 units per hectare (60 units per acre). The total gross floor area of development proposed is 6319 m² (68,019 sq. ft.) or 1.2 times the site area, including residential density of 150 units per hectare (60 units per acre).
Comments:
Potential Benefits
(1) The proposal would implement the Commercial Mixed Use designation of the Agincourt Centre Secondary Plan by encouraging employment and housing intensification, pedestrian and transit supportive activity, and quality urban design;
(2) The well designed site plan would improve the streetscape and pedestrian environment along the Kennedy Road frontage of the property.
Potential Concerns
(1) The maximum densities permitted by the Agincourt Centre Secondary Plan are subject to demonstration of adequate transportation capacity to accommodate the proposed development and identification of roadway improvements or mitigating measures to support it. Given the close proximity of the site to a main driveway entrance off Kennedy Road into Agincourt Mall and to the Kennedy/Sheppard intersection, a transportation impact study should be required from the applicant to demonstrate how traffic would operate after implementation of the proposed redevelopment;
(2) The rear portion of the subject lands falls within the Highland Creek West Branch preliminary flood line which may have an impact on the proposed siting of the building. The applicant is undertaking discussions with the Toronto and Region Conservation Authority and Planning staff to review the proposed site plan in this regard:
Contact Name:
Joe Nanos, Planner
(416) 396-7037
(416) 396-4265 Fax Number
nanos@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
JMN/KS/en
