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

Tridel Builders Inc.

1857 Leslie Street

Part of Lot 11, Concession 3, E.Y.S.

Ward 11 - Don Parkway

UDOZ-97-44

Purpose:

This is a preliminary evaluation of the application to amend the Official Plan and zoning by-law to permit two 32 storey residential buildings, a one storey recreational amenity facility and a one storey retail commercial building at 1857 Leslie Street (Schedule A). The proposed gross floor area is 84,500 square metres, representing a density of 2.7 floor space index.

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) staff be directed to prepare a Principle of Land Use report evaluating the appropriateness of the change in land use from industrial to mixed use.

Background:

Proposal:

The application proposes Official Plan and zoning by-law amendments in order to permit a mixed use development consisting of two 32 storey residential buildings, a recreational amenity facility and a retail commercial building, as shown on Schedule C. The pertinent statistics are as follows:

Official Plan:

Industrial which permits primarily employment uses (Schedule A).

Zoning:

Industrial-Commercial Zone by by-law 33091 which permits primarily employment uses (Schedule B).

Discussion:

(1) Change in Land Use - First Principle:

The applicant proposes a significant change in land use from industrial employment uses to primarily residential within the context of an employment area. As a first principle, the appropriateness of the residential development needs to be determined prior to considering other related or secondary issues. A Principle of Land Use report will:

(a) review the proposal within the context of pertinent local community official plan policies regarding a redesignation of non-residential lands to alternative uses;

(b) review the economic implications of the proposal on the surrounding area; and,

(c) determine the adequacy of the supply of community services and facilities to serve the expected population.

(2) Related Issues:

(a) Density:

The proposed density of 2.7 floor space index exceeds the highest residential density permitted by the existing local community official plan (i.e., 2.0 FSI). The proposed density will be reviewed in the context of the local community official plan policies, the surrounding area, and the ability of the site to accommodate the development.

(b) Urban Design:

The proposal will be reviewed in order to ensure that any new development will achieve a high quality of urban design. This will include an evaluation of the proposed building height, massing and siting.

(c) Transportation:

A traffic analysis is necessary in order to evaluate the appropriateness of the proposed access points and the suitability of the surrounding road network to accommodate the anticipated traffic that will be generated by the proposal.

(d) Soil Condition:

Given the industrial history of the site, a review of the suitability of the soil conditions to accommodate the change in land use is necessary. The environmental site assessment submitted by the applicant will be reviewed to ensure that the soil condition is suitable for a residential land use.

(3) Issues - City-Wide:

None.

Conclusions:

The application to permit a mixed use development at 1857 Leslie Street requires an evaluation of the principle of land use change prior to a detailed recommendation report that will examine refined issues of density, urban design, transportation and soil condition matters.

Contact Name:

Franco Romano, Senior Planner

Phone: 395-7119 Fax: 395-7155

Bryan Tuckey

Acting Commissioner of Planning

Schedules:

A. Official Plan designations.

B. Zoning By-law categories.

C. Site Plan