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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 4, 1998
To: North York Community Council
From: Bryan W. Tuckey,
Acting Commissioner of Planning
Subject: PRELIMINARY EVALUATION REPORT
Zoning Amendment Application
Vincent Planning & Development Consultants Inc.
1675 Jane Street
Ward 6 - North York Humber
UDZ-97-49
Purpose:
The purpose of this report is to provide a preliminary evaluation of an application to amend the zoning by-law to permit a commercial building on the vacant portion of the site, south of the existing development. The property is located at the southeast corner of Jane Street and Lawrence Avenue West.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
(1) The application be referred to the Planning Department to continue processing in the following manner:
(a) staff, in consultation with the local councillors, schedule a community consultation meeting; and
(b) staff prepare a final report evaluating the proposal and provide notice of the statutory public meeting at the appropriate time.
Background:
The applicant proposes an amendment to the zoning by-law in order to allow for a new and larger one-storey Loblaws (No Frills) store on the vacant southern portion of the site (see Schedule AC@). A total gross floor area of 2,787 m5 is proposed, with a two-phase construction plan. There is currently a one-storey commercial building comprised of Mr. Transmission and No Frills establishments on the northern section. With additional parking, 235 spaces would be provided for the entire commercial site. See chart below for statistics.
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Site Statistics
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Particulars |
Proposed Building
(Site A) |
Existing Building
(Sites B & C) |
Total |
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Site Area |
.75 ha " |
1.0 ha " |
1.75 ha " |
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Gross Floor Area |
2,787 m5 " |
1,378 m 5 " |
4,165 m5 " |
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Floor Space Index |
0.37 |
0.14 |
0.24 |
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Parking Provided |
96 additional |
139 |
235 |
Official Plan:
The site is designated as Arterial Corridor Area (ACA), as shown on Schedule AA@. Commercial, residential and institutional are the primary allowable uses generally up to 2.0 Floor Space Index. No Official Plan Amendment is required for this application.
Zoning By-law:
The northern portion of the property is currently zoned General Commercial (C1) and the remainder, including the proposal area, is zoned One-Family Detached Dwelling Fourth Density (R4). Schedule AB@ illustrates the current zoning for this site as well as the surrounding area.
Discussion:
The site is located in an area designated as an Arterial Corridor Area, which is recognized for potential reurbanization. The proposal, while below the density and height limits generally permitted within an ACA designation, will bring added reinvestment to the area and vitality to a vacant parcel of land. The application will be reviewed in the context of its impact on the surrounding uses and urban design objectives of the Official Plan and the transportation network.
Issues identified to date include the following:
(1) relationship of building location to the abutting residential neighbourhood;
(2) streetscape along Jane Street in light of the current Arterial Corridor Area policies;
(3) site plan considerations, including the access points, location of loading facilities, parking supply and arrangement, lighting, and landscaping and pedestrian linkage opportunities.
(4) traffic levels, access and circulation, including turning movements.
City-wide issues : none.
Conclusions:
A final report will be prepared for the Community Council upon further review of the application for a new commercial building on the site at Jane Street and Lawrence Avenue West.
Contact Name :
Alan Binks, Planner
Phone: 395-7118 Facsimile: 395-7155
Bryan Tuckey
Acting Commissioner of Planning
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