January 6, 1998

To: North York Community Council

From: Bryan Tuckey

Acting Commissioner of Planning

Subject: PRELIMINARY EVALUATION REPORT

OFFICIAL PLAN AND ZONING AMENDMENT APPLICATION

Har-Ru Holdings Limited

1 Canyon Avenue

UDOZ-97-48

Ward 9 - North York Centre South

Purpose:

This is a preliminary evaluation of the application to amend the Official Plan and Zoning By-law to permit a new 11 storey condominium apartment building to the east of the existing 17 storey rental apartment building on the north side of Sheppard Avenue West, east of Bathurst Street.

Source of Funds:

Not applicable

Recommendations:

It is recommended that:

(1) the Planning Department schedule a Community Consultation Meeting in consultation with the Local Councillors; and

(2) the applicant be requested to submit a slope stability study, a soil contamination phase 1 audit and other further studies as required; and

(3) staff be directed to prepare a Recommendation Report on the application and provide Notice of the Statutory Public Meeting at the appropriate time.

Background:

Proposal:

The applicant has proposed to add a new 11 storey condominium apartment building to the east of the existing 17 storey rental apartment building. The new site would have frontage on Sheppard Avenue West and in/out right only access for the lobby. All access to parking will be from Canyon Avenue via an easement over the existing apartment site. Listed below are the pertinent statistics:

Official Plan:

Residential Density Four (RD4) which permits residential uses at a density of 1.5 FSI.

Zoning:

RM6 (Multiple Family Dwellings Sixth Density Zone) and is also subject to site specific By-law 18112 which permits a maximum height of 800 feet above sea level allowing for the existing 17 storey building.

Discussion:

The following preliminary issues have been identified:

(1) Density:

The Official Plan has a number of criteria to guide the redesignation of land to a higher density where a site has been determined to be underutilized. This site has potential for residential intensification due to its location on a major arterial road within a node of high density residential uses. Consideration of other factors such as transportation capacity, community facilities and services need to be assessed in addition the General Development Criteria to determine the appropriate scale of the development and whether the development results in a net benefit to the community. The applicant has proposed some improvements to the existing building. It should be determined if there are any outstanding property infractions and whether the improvements are part of regular maintenance or can be considered upgrades to the existing building.

The proposed overall density is 2.43 FSI. A density of 2.0 FSI is the maximum permitted by the RD5 designation. The Arterial Corridor Area designation allows for a density up to 2.5 FSI for major intersections. This site, while not located at the immediate intersection of Sheppard Avenue East and Bathurst Street, is quite close to it. Therefore an assessment of an appropriate density for this site should recognize this location and evaluate the project within this context.

The applicant has indicated that the existing rental apartment building is being renovated in conjunction with proposed application being made. The Official Plan encourages the conservation and improvement of the City's existing housing stock especially rental housing.

(2) Valley:

The proposed building is located at the top of the bank of the Don Valley. The applicant is required to submit a slope stability study which identifies the stable top of bank. This will potentially impact density and the building placement.

(3) Soil Contamination:

Due to past land fill operations on the site, a contamination phase 1 audit in accordance with the current Ministry of the Environment and Energy is required to determine if soil contamination is an issue on this site. The applicant is required to submit these studies.

City Wide Issues:

Conclusions:

The site may have some potential for residential intensification however the scale of any intensification will be determined with further information. The soil studies and environmental studies will help determine the physical capacity of the site. Community consultation prior to a final report in addition to the various Department and agency comments will also assist in determining whether the proposal is appropriate for the site.

Contact Name:

Karen Whitney, Planner

Phone: 395-7109 Fax: 395-7155

Bryan Tuckey,

Acting Commissioner of Planning

Schedules:

A Official Plan Map

B Zoning Map

C Site Plan

D Elevations