June 23, 1998

 To:Scarborough Community Council

 From:Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings Department

 Subject:Official Plan Amendment Application SP98008

Zoning By-law Amendment Application SZ98013

Site Plan Control Application SS98023

Kopas Management & Development Incorporated

565 Kennedy Road

Lot 7, Registered Plan 3507

Kennedy Park Community

Scarborough City Centre

 Purpose:

 This report presents recommendations to amend the Kennedy Park Community Secondary Plan from a Highway Commercial designation to a Medium Density Residential designation and to rezone the existing Highway Commercial (HC) Zone to a Multiple-Family Residential (M) Zone.

 Recommendations:

 A.Official Plan

That Council amend the Kennedy Park Community Secondary Plan with respect to the lands at 565 Kennedy Road, being Lot 7, Registered Plan 3705, by deleting the existing Highway Commercial designation and replacing it with a Medium Density Residential designation.

 B.Zoning By-law

That Council amend the Kennedy Park Community Zoning By-law, as amended, with respect to the lands at 565 Kennedy Road, being Lot 7, Registered Plan 3705, as follows:

 1.Permitted Use: Multiple-Family Residential;

2.One suite (individual dwelling unit) per 212 m² (2282 sq.ft.) of lot area, to a maximum of nine (9) units;

3.Minimum front yard setback of 3 m ( 10ft.);

 4. Minimum setback of 3.6 m ( 12 ft.) from side street for buildings erected on corner lots;

 5.Minimum side yard setback of 6.4 m (21 ft.);

 6.Minimum rear yard setback of 1.5 m (5 ft.);

 7.Maximum building coverage of 50 percent of the lot area;

 C.Site Plan

That Council support the concept to permit conversion of the existing commercial plaza into nine (9) apartment units with 12 on-site parking spaces and associated out door amenity areas at 565 Kennedy Road, as indicated on the drawing entitled 'Proposed Site Plan' (Figure 3) dated April 20, 1998, and 'Elevation Plans - Building 'A' (Figure 4) and 'Elevation Plans - Building 'B' (Figure 5) dated April 21, 1998, subject to the following conditions:

 1.1.1.All refuse is to be contained within the building.

 1.2.Site lighting is to be constructed such that the angle of illumination does not extend

onto the public street.

 1.3.All mechanical and equipment located on the roof must be screened or integrated into

the profile of the building to the satisfaction of the Commissioner of Planning , and

change to the roof line as denoted on the drawing shall constitute a change to the site plan, which must have the prior written approval of the Commissioner of Planning.

 1.4.All work required by this agreement is to be completed within 2 years from the date

the agreement is registered on title.

 D.That Council authorize any substantial technical, stylistic or format changes to the Zoning By-law Amendment as may be required to give effect to this resolution.

 Background:

1.The City was approached by the applicant with the thought of converting an existing commercial development which has been struggling to attract tenants in the past years into a low rise, medium density housing project to serve the needs of the local residents. The land is designated Highway Commercial in the Kennedy Park Community Secondary Plan which provides commercial facilities to serve the travelling public in locations oriented towards a highway or arterial road. The land is zoned Highway Commercial which permits day nurseries, places of worship, automobile service stations, funeral homes, hotels and motels libraries and art galleries, limited retail shopping, professional and business offices, and recreational uses. The land is under site plan control.

2.The proposed Medium Density Residential designation in the Kennedy Park Community Secondary Plan provides for a maximum net residential density of 50 units per hectare (20 units per acre). It is intended that the Medium Density Residential designation provides for intermediate density for low rise accommodation for individuals and families with no young children. 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 site opposite at the southeast corner of Kennedy Road and Summer Drive.

 3.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 subject property has frontages of approximately 38.2 m (125.4 ft.) and 42 m (138 ft.) on Summer Drive and Kennedy Road respectively. The 0.19 hectare (0.47 acre) site currently supports two existing one-storey commercial buildings having a total gross floor area of 772 m² (7768 sq.ft.) with 18 on-site parking spaces. The commercial plaza is tenanted with a hair salon and a legal office while the remaining seven (7) units have been vacant for an extended period of time.

 4.Community Council on April 29, 1998 adopted the recommendations contained in my Preliminary Evaluation Report dated April 20, 1998 and directed staff to convene a public meeting to consider these applications before the summer recess.

 5.A community information meeting was held by the Ward Councillor Lorenzo Berardinetti on May 25, 1998 at Corvette Public School and five (5) residents attended in support of the proposed development.

 Comments:

 1.The current By-law's standards are applicable only to the existing commercial development on the subject property. The proposed development standards would recognize the existing building setbacks and size of the existing two buildings for multiple-family residential use.

 2.A Site Plan Control application has been submitted indicating the location of the two existing

buildings, parking and landscaping areas ( shown on Figure 3 ). An existing 1.8 m ( 6 ft.) wood fence would be maintained along the north and east property lines to ensure visual screening for the adjacent residential properties.

3.The applications were circulated to all technical agencies and departments for their comments. There were no comments or concerns raised to the proposed applications and the redevelopment of the subject property.

Conclusions:

The proposal would be an excellent alternative to the commercial and auto related uses currently permitted on this site. The site has demonstrated a chronic failure to lease for commercial related uses. 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. 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.

 The department very much supports this type of recycling of development to facilitate new housing stock, thereby contributing to the continued viability of this area by replacing failed commercial uses in the neighbourhood and bringing new investments into the area. The new occupants will also make use of the existing infrastructure and facilities already available in this area. This proposal will be a bench mark for future redevelopment of other under-utilized or failed commercial sites in the City. This is a unique opportunity for the City, and I strongly recommend this form of redevelopment for your consideration.

Contact Name:

Euken Lui, Planner

Phone 396-7015

Fax: 396-4265

Email: lui@city.scarborough.on.ca

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings Department