January 28, 1998
To: East York Community Council
From: Richard Tomaszewicz
Commissioner of Development Services
East York Office
Subject: PRELIMINARY EVALUATION REPORT
ZONING BY-LAW AMENDMENT APPLICATION
Invar Building Corporation
7 Overlea Boulevard
Ward 1 - East York Community
Purpose:
This is a preliminary evaluation report regarding an application to amend Zoning By-law No. 1916 to permit retail commercial uses, a video store and personal service shops on the ground floor of the 7-storey mixed use residential and commercial building at 7 Overlea Boulevard.
Recommendations:
That the East York Community Council convene a public meeting for this application in the second quarter of 1998 and request the Clerk to provide public notice by circulation.
Background:
Proposal:
Vincent Planning and Development Consultants Inc. submitted an application on behalf of Invar Building Corporation to amend Zoning By-law No. 1916 to permit retail stores and personal service shops on the ground floor of the mixed use residential-commercial building at 7 Overlea Boulevard. The applicant also requested an amendment to change Schedule "2" to By-law No. 68-97 (the site plan attached to the zoning by-law amendment) to permit 5 parking spaces with access from Leaside Park Drive, for parking for a proposed convenience store.
The site is a 1.05 ha (2.6 acres) property located at the southeast corner of Overlea Boulevard and Millwood Road. It is developed with a seven-storey, 14,128 m2 (152,078 sq. ft.) building, formerly used for offices. On May 20, 1997, the Borough of East York Council passed Zoning By-law No. 68-97, which is a site-specific amendment to Zoning By-law No. 1916 that permits the building to be converted to a 144-unit residential apartment building with the following commercial uses on the ground floor:
a) Offices:
i) Business and Professional Office
ii) Government Office
b) Service Commercial:
i) Hotel with ancillary retail uses limited to a tuck shop and gift and boutique stores only;
ii) bank and financial institution;
iii) Clinic (including a drug dispensing facility limited to a Gross Floor Area of not more than 50 m2);
iv) Day Nursery;
v) Restaurant;
vi) Restaurant Take-Out, limited to a Gross Floor Area of not more than 100 m2;
vii) Commercial School;
viii) Places of Assembly (excluding a Church or a church hall);
ix) Places of Amusement;
x) uses Accessory to the foregoing.
The applicants are requesting an amendment to the by-law to permit retail uses, a video store, and personal service shops (such as a barber shop, hairdressing shop, shoe repair and similar service establishments) be permitted on the ground floor, in addition to the uses listed above.
Official Plan:
The site is designated East York Centre - Mixed Use Area in the Official Plan for the Borough of East York. Section 3.2.2 permits land in this designation to be developed for a mix of retail, service and office commercial, residential, public educational and institutional land uses.
The property is also designated as Special Policy Area 8. Section 3.15.8 permits land in Special Policy Area 8 to be used for residential and freestanding retail commercial uses only if a site specific Zoning By-law amendment is approved. The applicants are trying to obtain such approval through this application.
Comments:
Proposed Uses:
The proposed uses are permitted by the Official Plan, subject to a rezoning for the proposed retail use.
The proposed uses are not new to the area. Council recently permitted retail uses on the 4 Corners properties on the north side of Overlea Boulevard, at 26, 28, 60 and 62-66 Overlea Boulevard, and on the south side of the street at 25 Overlea Boulevard.
Parking:
Adequate parking is provided on the site, however, the applicants are proposing 5 new parking spaces with access from Leaside Park Drive to provide convenient parking for the proposed convenience store.
City Wide Issues:
None.
Conclusions:
The proposed uses permitted by the Official Plan, and are similar to uses that are being established on other properties in the area.
Staff recommend that the East York Community Council convene a public meeting for this application in the second quarter of 1998 and request the Clerk to provide public notice by circulation.
Contact Name:
Paul Galvin, Planner
(416) 778-2043
(416) 466-9877 Fax
planning@borough.eastyork.on.ca
Richard Tomaszewicz
Commissioner of Development Services
East York Office
PG/pg
