North York Civic Centre

5100 Yonge Street

Canada, M2N 5V7

February 4, 1998

To: North York Community Council

From: Bryan Tuckey

Acting Commissioner of Planning

Subject: PRELIMINARY EVALUATION REPORT

Zoning Amendment and Subdivision Applications

Graywood Developments Limited

Block Bounded by Eglinton Avenue East, the Don Valley Parkway, Rochefort Drive, and Ferrand Drive

Ward 11- Don Parkway

UDZ-97-52, UDSB-1235

Purpose:

The purpose of this report is to describe the issues that arise from a new application that has been submitted for lands located within the block bounded by Eglinton Avenue East, the Don Valley Parkway, Rochefort Drive, and Ferrand Drive (Schedule A). The application proposes a zoning by-law amendment and draft plan of subdivision approval to permit 216 semi-detached and multiple-attached dwelling units.

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:

Background:

Council Reference:

In 1993 North York Council approved Official Plan, zoning and subdivision applications to permit the predominantly residential redevelopment of the lands. Official Plan amendment 385 has been approved by the Ministry of Municipal Affairs while the zoning and subdivision of the lands has not been finalized or pursued by the former proponent (Don Valley Park Limited). The existing Official Plan designations and Council approval would permit a phased development consisting of the following:

• about 1130 residential units consisting of apartments, street and stacked townhouses;
• retail commercial, office and institutional uses along Eglinton Avenue East;
• maximum density of 1.75 floor space index and 65 units per acre;
• maximum building height of 18 storeys; and,
• 2 acre park fronting onto Rochefort Drive.

Proposal:

The application proposes a zoning by-law amendment and draft plan of subdivision approval in order to permit the construction of 216 residential dwelling units, as shown on Schedule C. The proposal also includes a request to close two sections of existing public road allowances in order to acquire, develop and re-align the lands adjacent to Eglinton Avenue East as part of the subdivision. The affected lands include: the north part of Ferrand Drive that runs parallel to Eglinton Avenue East; and, sections of Eglinton Avenue adjacent to Ferrand Drive at the northwest portion of the lands. The pertinent statistics are as follows:

Official Plan:

Residential Density Four and Local Open Space which permit primarily residential and open space uses, respectively (Schedule A).

Zoning:

Industrial Zone Two (M2) by by-law 33091 which permits primarily employment uses (Schedule B).

Discussion:

The following issues will be considered as part of the planning review of the application.

The proposed mix of low-rise residential (semi-detached and townhouse units) is a change in the intensity and composition of the medium to high-rise, predominantly residential development that is permitted by the current Official Plan designation. The proposal represents an opportunity to develop this vacant parcel of land with a mix of low-rise housing types which complements the medium to high density nature of the abutting Flemingdon Park residential community to the south.

The dwelling unit composition and their relationship to streets, existing and proposed buildings will be reviewed in order to ensure that the resulting zoning performance standards achieve a high quality of urban design. Options will be reviewed for the northern portion of the site which has the potential to accommodate a greater intensity of development than the proposed townhouses given its frontage onto a major arterial road, access to and visibility from the Don Valley Parkway. Consideration should be given to alternative building types and uses along the Eglinton Avenue frontage of the site in order to achieve an appropriate built form relationship that takes advantage of the adjacent land use and transportation characteristics.

The proposed subdivision design includes: a grid road pattern; a reduced road allowance of 18.5 metres; public lane access to townhouses adjacent to Eglinton Avenue; and, closure and realignment of existing public road allowances. The appropriateness of these road-related matters will affect the proposed subdivision design.

(d) Transportation and Parking

The affect the proposal will have on the transportation capacity of the surrounding road network needs to be addressed through a traffic analysis.

A portion of the site is subject to private agreements with adjacent landowners to provide parking

for adjacent properties. An assessment of the private agreements and the impact the proposal will have on the parking supply in the area will form part of the planning review of the application.

The park is proposed in a location that is consistent with the local open space official plan designation for the lands. Consideration will be given to increasing the street frontage of the park in order to enhance its visibility for amenity and safety purposes.

The proposal will be reviewed in the context of the existing supply of community facilities in the area.

An environmental site assessment should be conducted in accordance with the Ministry of the Environment and Energy Guideline for Use at Contaminated Sites in Ontario. The suitability of the site conditions to accommodate the proposed residential and park land uses should be verified by the submission of a record of site condition.

None.

Conclusions:

The application to permit the residential redevelopment of the lands with 216 semi-detached and multiple attached dwelling units raises some subdivision design, community service and facility issues which will be evaluated as part of the planning review.

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. Subdivision Plan.