Staff Report for Council Public Meeting

Transcription

1 Agenda Item 3.1 a Staff Report for Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Department: Division: Subject: Planning and Regulatory Services Development Planning Request for Comments Zoning By-law Amendment Application Torview Properties Inc. Town File Number D (SRPRS ) Owner: Torview Properties Inc. 137 Bowes Road Concord, Ontario L4K 1H3 Agent: Zancor Homes 137 Bowes Road Concord, Ontario L4K 1H3 Location: Legal Description: Part of Lots 1, 2, 4, 5, 6 and 7 and Lot 3, Registered Plan 4342 Municipal Address: 9471 Yonge Street Purpose: A request for comments concerning a proposed Zoning By-law Amendment application to add medical uses as an additional permitted use within the existing mixed-use commercial/residential building. Recommendation(s): That Staff Report SRPRS with respect to the Zoning By-law Amendment application submitted by Torview Properties Inc. for lands known as Part of Lots 1, 2, 4, 5, 6 and 7 and Lot 3, Registered Plan 4342 (Municipal Address: 9471 Yonge Street), Town File Number D be received for information purposes only and that all comments be referred back to staff. 1

2 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 2 Contact Person: Simone Fiore, Planner II - Subdivisions, phone number and/or Salvatore Aiello, Manager of Development, Subdivisions, phone number Submitted by: "Signed version on file in the Office of the Clerk" Ana Bassios Commissioner of Planning and Regulatory Services Approved by: "Original signed by Acting CAO, Shane Baker, on file in the Office of the Clerk" Neil Garbe Chief Administrative Officer Location Map Below is a map displaying the property location. Should you require an alternative format call person listed under Contact above. 2

3 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 3 Background Information: The subject Zoning By-law Amendment application was received and deemed complete by the Town on October 14, The application was subsequently circulated to relevant Town departments and external agencies for review and comment. This report has been prepared in accordance with the statutory Public Meeting requirements of the Planning Act. The purpose of this report is to seek Council s comments with respect to the applicant s Zoning By-law Amendment. Summary Analysis Further information in regard to site location is below. Site Location and Adjacent Uses The subject lands are located on the east side of Yonge Street, north of 16 th Avenue, between Observatory Lane and 16 th Avenue and have a total area of approximately 0.97 hectares (2.4 acres). The lands currently support a mixed-use high density residential/commercial development consisting of a 6-storey base podium with two 15- storey towers and ground level commercial uses. The lands abut Observatory Lane to the north, Yonge Street to the west and existing residential uses to the east and south (refer to Maps 1 and 2). Development Proposal The applicant is seeking Council s approval to amend Zoning By-law No to permit medical uses as an additional permitted use within the existing mixed-use commercial/residential building located on the subject lands (refer to Maps 3 and 4). No physical changes are proposed on the subject lands. Below is a summary table outlining the pertinent development statistics for the existing mixed-use commercial/residential building located on the lands: Total Lot Area Total Number of Buildings Number of Storeys Total Number of Units Total Gross Floor Area Total Commercial Gross Floor Area 0.97 hectares (2.4 acres) 2 towers on a podium 6-storey podium, two 15-storey towers 450 residential, 15 commercial, 1 community use 9,701.2 square metres (104, square feet) 2,085.7 square metres (22, square feet) 3

4 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 4 Total Number of Parking Spaces Existing Floor Area Ratio Existing Residential Density 581 parking spaces (including 110 parking spaces for residential visitor and commercial parking) 3.81 Floor Space Index (FSI) units per hectare (or 450 units on 0.97 hectares) Supporting Documentation/Reports The applicant has submitted the following documents/information to the Town in support of the proposed development: Planning Justification Statement Parking Statement Legal Description Site Plan Ground Floor Plan Adjacent Property Plan Zoning By-Law Amendment Application Zoning By-law Amendment Application The subject lands are currently zoned Residential Tenth Density (RM10(1)) Zone under Zoning By-law No (refer to Map 5). Permitted uses under the Residential Tenth Density (RM10(1)) Zone include, but are not limited to, apartment dwelling units, private home daycare, retail store, business or professional offices, financial institutions, supermarket, convenience retail store, café, personal service shop, sales office, and community uses. All commercial units within the existing mixed-use commercial/residential building are currently vacant. The applicant is requested to amend the by-law as follows: to expand the permitted uses to include medical uses. Planning Analysis Other information, plans, studies and or comments are reported below: Town of Richmond Hill Official Plan The subject lands are designated Regional Mixed-Use Corridor in accordance with Schedule A2 of the Town s new Official Plan (refer to Map 6). This designation permits a broad range and mix land uses in a compact, pedestrian friendly and transit oriented built form. As such, medical uses within the existing mixed-use commercial/residential building would be among the permitted uses within this designation. Additional policies related to minimum building heights, permitted density 4

5 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 5 and mix of land uses are also applicable to the lands. The subject proposal conforms to these policies. Planning staff is satisfied that the proposed medical uses would conform to the policies of the Regional Mixed-Use Corridor designation of the Official Plan. Department and External Agency Comments The subject Zoning By-law Amendment application and the associated background studies and reports submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. The following is a summary of the comments received as of the time of writing of this report. Development Planning Section In consideration of the policies of the Town s Official Plan, Development Planning staff has undertaken a preliminary review of the applicant s Zoning By-law Amendment application note that the applicant s request does not propose any alterations to the existing mixed-use commercial/residential building located on the subject lands. A more detailed review and evaluation of the submitted application will be completed following the receipt of comments from Council, the public and Town departments/external agencies as part of the recommendation report to be considered at a future Committee of the Whole meeting. Development Engineering Section The Town s Development Engineering Section has reviewed the applicant s Zoning Bylaw Amendment and advise that the current parking supply of 110 parking spaces for residential visitor and commercial uses satisfies the Town s shared parking requirement. Other Town Departments and External Agency Comments The subject Zoning By-law Amendment application and the associated background studies and reports submitted in support of same have been circulated to various Town departments and external agencies for their review and comment. To date, comments have been received from The Town s Financial Services Department, the Town s Fire and Emergency Services, the Town s Urban Design and Heritage Section, the Town s Park and Natural Heritage Planning Section, the Town s Building Services Division Zoning Section, the Regional Municipality of York, Toronto and Region Conservation Authority, Canada Post, Enbridge, and Powerstream. These comments have been forwarded to the applicant for consideration but have not been appended to this report. Outstanding Town Department and External Agency Comments As of the writing of this report, comments remain outstanding from the following external agencies: Bell Canada 5

6 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 6 Financial/Staffing/Other Implications: This recommendation does not have any financial, staffing or other implications. Relationship to the Strategic Plan: An evaluation of how the subject development proposal aligns with the goals of the Town s Strategic Plan will be provided once staff has undertaken a comprehensive review of the application. Conclusion: The applicant is seeking Council s approval of its proposed Zoning By-law Amendment application to permit medical uses as an additional use within the existing mixed-use commercial/residential building located on the subject lands. The purpose of this report is to provide Council and the public with an overview of the applicant s development proposal, and to discuss the regulatory regime governing the evaluation of this planning application. This report has been structured for information purposes only, with a recommendation that all comments be referred back to staff for consideration. 6

7 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 7 Appendix Contents and Maps: The following attached documents may include scanned images of appendixes, maps and photographs. If you require an alternative format please call contact person listed in this document. Appendix A, Notice of Public Meeting Map 1 Aerial Photograph Map 2 Neighbourhood Context Map 3 Existing Site Plan Map 4 Existing Ground Floor Plan Map 5 Existing Zoning Map 6 Official Plan Designation 7

8 Town of Richmond Hill Council Public Meeting Date of Meeting: April 5, 2017 Report Number: SRPRS Page 8 Appendix A Notice of Public Meeting 8

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