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North York Civic Centre
5100 Yonge Street
North York, Ontario
Canada, M2N 5V7
www.city.north-york.on.ca
Tel.: (416) 395-7100
Fax: (416) 395-7155
North York
Planning Department
February 3, 1998
To: North York Community Council
From: Bryan Tuckey
Acting Commissioner of Planning
Subject: Zoning Amendment Application
UDOZ-88-37
Seneca College of Applied Arts and Technology
43 Sheppard Avenue East
WARD 10 - North York Centre
Supplementary Report No. 1
Purpose:
The purpose of this report is to advise the Community Council of the status of the traffic certification for this proposed development, the status of discussions on alternative development scenarios, and to recommend a revised by-law for the Seneca application.
Seneca College of Applied Arts and Technology is seeking zoning on their property, located at 43 Sheppard Avenue East, which would allow for redevelopment of the site. A report on this proposal was received by the North York Community Council on January 21, 1998, at which time staff were directed to give notice of a statutory public meeting for the February 18, 1998 meeting of the North York Community Council.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
(1) this report be received for information; and
(2) provided that adequate transportation certification is provided and reported upon at the statutory Public Meeting, the revised implementing zoning by-law, attached as Schedule AA@ to this report, be considered by the Community Council at the statutory public meeting.
Background:
When this proposal was reported on at the January 21, 1998 meeting of the Community Council, two primary issues which were outstanding for this application were identified. Firstly, transportation certification had yet to be secured by the applicant to the satisfaction of the City. Secondly, there was an issue between the applicant and the City with respect to the appropriate mix of residential and non-residential uses which the by-law should permit at this location. Staff are to report on the status of the traffic certification of the application at the statutory public meeting and to continue to discuss alternative proposals with Seneca College prior to the Ontario Municipal Board hearing.
Technical modifications to the draft by-law consistent with the intent of the report considered at the January 21, 1998 meeting have been reviewed. A revised by-law has been prepared which affects the maximum building heights and reduces certain yard setbacks.
Discussion:
Seneca submitted their traffic impact study in September 1997 and supplementary information on January 22, 1998. This supplementary information is presently being reviewed by Transportation staff. At the time of the writing of this report, the issue of traffic certification had not been settled. Without certification, the application remains premature.
Staff have met with the applicant and at the present time there are no alternative development scenarios which have been submitted by the applicant.
A draft by-law was appended to the staff report which was received by the Community Council on January 21, 1998. This by-law has been revised so that the building height is now expressed as a maximum height in metres (100 metres above grade), rather than as the number of storeys permitted. This is consistent with the way in which maximum height is limited in Official Plan Amendment 447. The side and rear yard setbacks have been reduced from 1.0 metre to 0.0 metres. Setbacks will be defined at the time of site plan approval by urban design standards and guidelines discussed in the original staff report. The front yard setback remains at 4.0 metres. Both the maximum heights and yard setbacks are shown on the schedules attached to the by-law (Schedule AA@).
Conclusions:
Staff have attempted to resolve the outstanding issues between the City and the applicant regarding traffic certification and land use mix. The application is premature without traffic certification. Land use mix on this site continues to be a planning issue.
Contact Name:
Planner: Gwen Manderson
Telephone No.: 395-7117
Fax No.: 395-7155
Bryan Tuckey
ACTING COMMISSIONER OF PLANNING
SCHEDULE AA@
CORPORATION OF THE CITY OF NORTH YORK
BY-LAW NUMBER__________
A BY-LAW to amend By-law 7625, as amended.
THE COUNCIL OF THE CORPORATION OF THE CITY OF NORTH YORK, PURSUANT TO SECTION 34 OF THE PLANNING ACT R.S.O. 1990, ENACTS AS FOLLOWS:
1. Schedules AB@ and AC@ of By-law No. 7625 are amended in accordance with Schedule 1 of this by-law.
2. Section 64.23 of By-law No. 7625 is amended by adding the following subsection:
64.23(87) C1(87)
DEFINITIONS
(a) For the purpose of this exception, AApartment House Dwelling@ shall mean a building containing more than four (4) dwelling units, each unit having access either from an internal corridor system or direct access at grade, or any combination thereof.
(b) For the purpose of this exception, Sheppard Avenue East shall be used in determining Aestablished grade@.
(c) For the purpose of this exception, AGross Floor Area@ shall mean the total area of all the floors, measured between the outside of the exterior walls of the building at the level of each floor, including all areas used as balconies measured to the outside edges of the balcony floors, but excluding:
(i) any part of the building used for Mechanical Floor Area:
(ii) any area used for motor vehicle access or parking, including that contained in an above-grade parking structure provided the structure does not exceed three storeys in height above-grade and provided that its roof deck is fully landscaped and made directly accessible to adjacent redevelopment projects; and
(iii) the floor area of unenclosed residential balconies.
(d) For the purpose of this exception, AMechanical Floor Area@ shall mean the floor area within a building that is used exclusively for the accommodation of mechanical equipment necessary to physically operate the building such as heating, ventilation, air conditioning, electrical, plumbing, fire protection and elevator equipment.
PERMITTED USES
(e) The only permitted uses shall be:
Residential Uses
Apartment House Dwellings and uses accessory thereto including accessory private Recreational Amenity Areas; Multiple Attached Dwellings;
Non-Residential Uses
Business and Professional Offices; Financial Institutions; Hotel; Day Nursery; Professional Medical Offices, Communications and Broadcasting; Commercial Gallery; College; University; Commercial Recreation; Retail Stores, Service Shops, Personal Service Shops, Restaurants, Studios, Dry-cleaning and Laundry Collecting Establishments, Synthetic Dry-cleaning Establishments, Automatic Laundry Shops, Custom Workshops making articles to be sold at retail on the premises, Take-out Restaurants, Theatres, Commercial Schools, Fitness Centres; or any combination thereof.
EXCEPTION REGULATIONS
(f) The total AGross Floor Area@ of all permitted uses shall not exceed the sum of 43,018 m2, of which not more than 50% shall be Residential uses.
(g) Recreational Space Requirement:
(i) a minimum of 1.5 m2 per dwelling unit of indoor recreational amenity space shall be provided;
(ii) a minimum of 1.5 m2 per dwelling unit of outdoor open space shall be provided; and
(iii) a minimum common outdoor space area equal to 4% of the non-residential floor area or 10% of the lot area attributable to the non-residential uses, whichever is greater, shall be provided.
(h) Maximum Building Height
(i) The maximum height of all buildings and structures shall be as shown on Schedule C1(87); and
(ii) the maximum height of all buildings or structures shall not exceed the horizontal distance between the building or structure and the Relevant Residential Property Line (RRPL), as shown on Schedule C1(87).
(i) Yard Setbacks
Minimum yard setbacks shall be as shown on Schedule C1(87); where there is no minimum yard setback indicated on Schedule C1(87), the minimum setback shall be 0 metres.
(j) Lot Coverage
No maximum coverage.
(k) Lot Depth
No minimum lot depth.
(l) Lot Area
No minimum lot area.
(m) Parking
Parking for residential and/or non-residential uses shall be provided above or below grade on the lands zoned C1 (87) at the following rates:
(i) Non-residential, except for a college, university or hotel use:
(A) a minimum of 0.9 parking spaces per 100 m2 of gross floor area; and
(B) a maximum of 1.04 parking spaces per 100 m2 of gross floor area.
(ii) Residential:
(A) a minimum of 0.9 parking spaces per dwelling unit plus 0.1 parking spaces per dwelling unit for visitor use; and
(B) a maximum of 1.3 parking spaces per dwelling unit plus 0.1 parking spaces per dwelling unit for visitor use.
(iii) Parking Space Dimension:
(A) a parking space, including an angled parking space, shall have a minimum width of 2.7 metres and a minimum length of 5.5 metres;
(B) notwithstanding (A) above, a parallel parking space shall have a minimum with of 2.7 metres and a minimum length of 6.7 metres.
(n) A minimum of 25% of the total number of residential units constructed are to be provided as follows:
(i) one (1) bedroom units having a maximum gross floor area of 70 m2 ; or
(ii) two (2) bedroom units having a maximum gross floor area of 80 m2 ; or
(iii) three (3) bedroom units having a maximum gross floor area of 120 m2 ; or
(iv) any combination of the above.
(o) Notwithstanding any severance or division of the lands subject to this exception, the regulations of this exception shall continue to apply to the whole of the lands.
3. Section 64.23 of By-law 7625 is amended by adding Schedule C1(87) attached to this by-law.
ENACTED and PASSED this day of 1997.
___________________________ ____________________________
City Clerk Mayor
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