January 7, 1998

To: North York Community Council

From: Bryan Tuckey

Acting Commissioner of Planning

Subject: PRELIMINARY EVALUATION REPORT

OFFICIAL PLAN AND ZONING AMENDMENT APPLICATION

505000 N.B. INC.

2800 Bathurst Street

(West side of Bathurst Street between Glen Park and Glencairn Avenue)

Ward 8 - North York Spadina

UDOZ-97-45

Purpose:

This is a preliminary evaluation of the application to amend the Official Plan and Zoning By-law to permit a 9 storey, 126 unit apartment hotel with a restaurant and recreational facility.

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;

(2) the applicant submit a parking study and a contamination phase 1 and 2 audit of the site;

(3) staff be directed to prepare a Recommendation Report on the application and provide notice of the statutory public meeting at the appropriate time."

The application proposes an official plan and zoning amendment to permit a new 9 storey, 126 unit apartment hotel with ancillary restaurant and recreational facilities.

A statistical breakdown of the proposal is set out below.

Official Plan: Commercial which permits a variety of retail and office uses as well as upper floor residential uses at a maximum density of 1.5 FSI.

Zoning: General Commercial (C1) permitting a variety of retail, office and residential uses at a maximum density of 1.0.

The following preliminary issues have been identified:

(1) Building Density, Height and Massing:

The site’s Commercial designation permits a maximum density of 1.5 FSI. The applicant proposes a density of 5.62 FSI, a density which exceeds even the base densities permitted in the North York Centre Plan. The South Bathurst Secondary Plan and the Arterial Corridor Area policies, although not in effect on this site, would permit densities in the range of between 2 and 2.5 FSI, and a Sub-Centre designation would permit a density of up to 3 FSI. An appropriate density for the site will need to be considered in the context of the Official Plan’s current policy framework as well as existing development in the surrounding area.

The proposed 9 storey L-shaped building, which occupies virtually the entire site, has its long axis along Glen Park Avenue, which is designated Residential Density One to the west of the site and is zoned R4. Although not immediately adjacent to single family residential dwellings, such housing is located diagonally across Glen Park Avenue, to the north and west. The massing impacts of the proposal will have to be examined to ensure that an appropriate transition in height and massing can be achieved.

(2) Parking/Transportation Access:

The Transportation Department has required a parking study to determine if the parking supply proposed is sufficient to accommodate the proposed uses without impacting the surrounding area. The applicant is currently in the process of completing the required study.

(3) Soil Contamination

As a portion of the site was previously used as a service station, a contamination phase 1 and 2 audit in accordance with the current Ministry of the Environment and Energy guidelines is required to determine if soil contamination is an issue on this site.

(4) City Wide Issues

None.

The applicant is requesting amendments to the official plan and zoning by-law to permit the construction of a 9 storey apartment hotel. There are issues relating to density, parking and soil contamination that need to be addressed. A community meeting is required to be held.

Contact Name:

Randy Jones, Planner

Phone: 395-7137 Fax: 395-7155

Bryan Tuckey

Acting Commissioner of Planning

A. Official Plan

B. Zoning By-law categories.

C. Site Plan