April 20, 1998
To:Scarborough Community Council
From:Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
Subject:PRELIMINARY EVALUATION REPORT
Official Plan Amendment Application SP98008
Zoning By-law Amendment Application SZ98013
Kopas Management & Development Incorporated
565 Kennedy Road
Lot 7, Registered Plan 3507
Kennedy Park Community
Ward 15 - Scarborough City Centre
Purpose:
Quorum Development Corporation Incorporated, on behalf of Kopas Management and Development Incorporated, has
submitted applications to amend the Official Plan from the existing Highway Commercial designation to a Medium
Density Residential designation and to rezone the existing Highway Commercial (HC) Zone to Multiple-Family
Residential (M) Zone.
Recommendations:
It is recommended that The Scarborough Community Council convene a Public Meeting to consider these applications
before the summer recess.
Background:
(1)The purpose of the applications is to permit two existing one-storey commercial buildings having a total gross floor
area of 772 square metres (7768 square feet) to be converted into nine (9) apartments. The proposal includes a realignment
of the existing parking layout to accommodate 12 on-site parking spaces and open space amenity areas. The residential
units consist of three (3) two bedroom units and six (6) one-bedroom units.
A Site Plan Control application (SS98023) has also been submitted to deal with the access, parking and traffic circulation,
and landscaping.
This form of medium density residential development would be consistent and compatible with the existing development
along this portion of Kennedy Road.
(2)The site is located on the east side of Kennedy Road opposite Pine Hills Cemetery. There are single-family dwellings to
the north and east, and a used car sales business is located at the southeast corner of Kennedy Road and Summer Drive.
The existing commercial plaza currently supports a hair salon and a legal office while the remaining seven (7) units having
been vacant for an extended period of time. There are currently 18 on-site parking spaces.
(3)The Medium Density Residential designation in the Kennedy Park Community Secondary Plan provides for
intermediate density for low rise accommodation for individuals and families with no young children to a maximum net
site density of 50 units per hectare (20 units per acre). The proposed development would result in a net site density of 47
units per hectare (19 units per acre). The Medium Density Residential designation would be appropriate for this site. The
proposal would provide the same Official Plan designation as the opposite commercial site at the southeast corner of
Kennedy Road and Summer Drive.
Comments:
Potential Benefits
The proposal would be a good alternative to some of the commercial and auto related uses currently permitted on this site.
The proposal provides a unique alternative housing form in the Kennedy Park Community which fits well within the
surrounding single and multiple-family residential uses. The site has demonstrated a chronic failure to lease for commercial
related uses. It would also provide an opportunity to convert an existing under-utilized commercial site with an attractive
medium density residential housing project with a good presentation to Kennedy Road, as well as contributing a positive
design image to the community. Recognizing the proximity of the proposed multiple-family residential use to the adjacent
single-family dwellings, it would be appropriate that staff and the applicant consult with the adjacent property owners and
the Ward Councillors to review the proposed redevelopment concept prior to the Public Meeting.
Contact Name:
Euken Lui, Planner
(416) 396-7015
(416) 396-4265 Fax Number
lui@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
EL/KS/en
