March 13, 1998

 To:North York Community Council

 From:Bryan Tuckey

Acting Commissioner of Planning

 Subject:PRELIMINARY REPORT

Official Plan and Zoning Amendments

B.Y. Group Ltd.

111 Barber Greene Road

Ward 11 - Don Parkway

UDOZ-98-01

 Purpose:

 The purpose of this report is to provide a preliminary evaluation of an application to amend the Official Plan and zoning by-law to permit 31 townhouses, as shown on the attached plans. The units on the westerly portion of the site are proposed to be condominiums. The units on the easterly portion of the site are proposed to be freehold tenure.

 Recommendations:

 It is recommended that the application be referred to the Planning Department to be reviewed as discussed in this report and processed in the following manner:

 (1)staff, in consultation with the local Councillors, schedule a Community Consultation Meeting;

 (2)staff prepare a final report evaluating the proposal and provide notice of the Statutory Public Meeting at the appropriate time.

 Background:

 Proposal:

 The proposal is to redesignate lands from industrial to residential to permit 31 townhouses, as shown on the attached plans (Schedules C and D). The units on the westerly portion of the site which

would front onto the new private lane are proposed to be condominiums. The units on the easterly portion which front directly onto Barber Greene are proposed to be freehold tenure. Site statistics are as follows:

 Official Plan:Industrial designation which permits primarily employment uses (Schedule A)

 Zoning:M2, MOF (H). Recently amended to Industrial Zone One (M1) by bylaw 33091 which permits primarily industrial uses (Schedule B)

 Discussion:

 (1)Change in Land Use from Industrial to Residential:

 This is a proposal to change the land use from industrial employment uses to residential. The appropriateness of the change must be evaluated based upon applicable policies contained in the official plan. These policies set out when an amendment will be considered and the criteria which must be met. In principle, the proposed change appears consistent with the applicable official plan policies. The lands are located on the edge of an industrial area and are surrounded on three sides by existing residential. The boundaries for change are logical and a well-defined edge can be created between the proposed residential and existing industrial to the south. It is not anticipated that this proposal will unduly affect the continued viability of the industrial uses. The applicant will be required to demonstrate that there are adequate community services available to meet the needs of new residents in the course of review of the application.

 (2)Urban Design:

 The layout, scale, height, density and built form of the project will be reviewed to ensure an appropriate development which is compatible with the surrounding neighbourhood. The review will examine the proposed lot sizes and setbacks to ensure the adequacy of the open areas and spacing between buildings. Opportunities to create variety by dividing the units into clusters and varying the unit setbacks will also be investigated. Finally, buffering alternatives will be evaluated to ensure that the new land use will not negatively impact the remaining industrial development. Significant landscaping and fencing should also be provided adjacent to the CN line since the westerly units will face the rail corridor.

 (3)Private Laneway:

 A private laneway is proposed to serve the condominium units and compliance with the Private Laneway Policy is required.

 (4)CNR:

 Comments of CNR rail are required to determine the extent and type of buffer to be incorporated into the site plan.

 (5)Soils:

 Since there are underground storage tanks on the site according to the soil=s report submitted with the application, the applicant must provide a Record of Site Condition to verify the suitability of the site for residential development.

 (6)City-wide Issues: None

 Conclusions:

 A report on this application to permit 31 townhouses will be prepared which examines all pertinent issues.

 Contact Name:

 Mavis UrquhartPhone: 395-7106Fax: 395-7155

    Bryan Tuckey

Acting Commissioner of Planning

 Attachments:

A.Official Plan Map

B.Zoning Bylaw Map

C.Site Plan

D.Cross Section