September 9, 1998
To: East York Community Council
From: Ted Tyndorf, Director of Community Planning
East District Office
Subject: PRELIMINARY EVALUATION REPORT
ZONING BY-LAW AMENDMENT APPLICATION
LZA Architect Inc. - 206 Laird Drive
Ward 1 (East York)
Purpose:
This report is for consideration by the East York Community Council at their meeting of September 16, 1998. This is a preliminary evaluation of an application to amend Zoning By-law No. 1916 to permit a five-storey mixed-use residential and commercial building at the northwest corner of Laird Drive and Parkhurst Boulevard. A map showing the location of the site is attached.
Recommendations:
It is recommended that the East York Community Council convene an evening public meeting for this application in the fourth quarter of 1998, and request the Clerk to provide public notice by circulation.
Background:
LZA Architect Inc., on behalf of the owners, 1282534 Ontario Limited, submitted an application to amend Zoning By-law No. 1916 to change the zoning at the northwest corner of Laird Drive and Parkhurst Boulevard to permit a five-storey, mixed-use commercial and residential building with 426 m2 of commercial floor area on the ground floor and 41 apartment units. The applicants are proposing 63 parking spaces in an underground parking garage, with access from Laird Drive and Parkhurst Boulevard.
The property is currently zoned Commercial - General C1, which permits mixed commercial and residential uses, however, the applicant is proposing to exceed the residential density permitted by the current zoning, so an amendment to the zoning by-law is required. The proposal would also not comply with other zoning requirements, including maximum building height and various setback requirements.
Official Plan:
The site is designated Main Streets Commercial/Residential in the Official Plan for the Borough of East York. The Main Streets Commercial/Residential policies in Section 3.9 of the plan permit pedestrian related commercial uses, together with multiple unit housing in medium rise structures. Section 3.9.4 says, "In general, the maximum building height shall be four floors and shall be subject to the maximum building height policies of Section 4.16 of this Plan". Section 4.16 details maximum building height guidelines, and also generally limits building heights on main streets sites to four stories. The guidelines also allow for an individual assessment of building heights on main streets according to the unique characteristics of each street, and according to factors such as the depth of the site, maintenance of an adequate level of sun penetration, and the prevailing streetscape.
The applicant is proposing a five-storey building. Staff are discussing the building height issue with the applicant, and will address it in the final staff report to Community Council.
Comments:
The application is being circulated to various departments and agencies for comment. Staff are discussing the details of the application with the applicant, including the building height, impact on neighbouring properties, density, parking and access issues. These matters will be discussed in detail in the future staff report.
Conclusions:
The issues associated with this application may generate neighbourhood interest. Therefore, staff are proposing to hold a Community Information Meeting prior to the statutory Public Meeting on the application.
Contact:
Paul Galvin, Planner, East York Community Office
Phone: (416) 778-2043 Fax: (416) 466-9877
E-mail: pgalvin@borough.eastyork.on.ca
Respectfully submitted,
Ted Tyndorf, Director of Community Planning
East District Office
/PG
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