March 12, 1998
To:North York Community Council
From:Bryan Tuckey
Acting Commissioner of Planning
Subject:PRELIMINARY REPORT
ZONING AMENDMENT APPLICATION
Ramzanali Akbarali In Trust
101-123 Bartley Drive
Ward 11 - Don Parkway
UDZ-97-50
Purpose:
This is a preliminary evaluation of an application to amend the Zoning By-law to permit a residential development
comprising two 4-storey apartment buildings, ten 3-storey townhouse units and four 2-storey semi-detached units.
Recommendations:
It is recommended that the application be referred to the Planning Department to continue processing in the following
manner:
(1)staff, in consultation with the local Councillors, schedule a Community Consultation Meeting; and,
(2)staff prepare a final report evaluating the proposal and provide notice of the Statutory Public Meeting at the
appropriate time.
Background:
Proposal:
The application proposes a zoning by-law amendment to permit a residential development comprising two 4-storey
apartment buildings, ten 3-storey townhouse units and four 2-storey semi-detached units.
A statistical breakdown of the proposal is set out below.
| Site Area |
9,324 square metres |
| Total Gross Floor Area |
9,324 square metres |
| Proposed Unit Types |
Semi-Detached |
Townhouses |
Apartments |
| Proposed Number of
Units |
4 |
10 |
Not
Available |
| Proposed Density |
1.0 FSI |
Official Plan:Transitional Mixed Use Area (TMUA) which permits a mix of compatible and complementary
employment, institutional, recreational and residential uses.
Zoning:Industrial Inside Storage (M2), Industrial Office Holding Zone permitting office uses and a variety of light
industrial uses such as warehousing, processing and manufacturing. A recent city-wide industrial review redesignates the
zoning for the site and the adjacent industrial sites to the south as Industrial Zone One (M1) through By-law 33091. By-law
33091 is awaiting approval by the Ontario Municipal Board.
Discussion:
The site is located in an area south of Jonesville Crescent between Hobson Avenue and Tisdale Avenue which was subject
to a recent Official Plan amendment (OPA 445) that amended the designation of these lands from Industrial (IND) to
Transitional Mixed Use Area (TMUA). Under the site=s TMUA designation, residential uses are already permitted. The
proposed development of the site is consistent with the principles of development established through OPA 445 and
represents a further opportunity to regenerate the area. The application is subject to the urban design principles set out
under the site=s TMUA designation. The following sections describe the issues that will be considered as part of the
planning review of the proposal.
(1)Urban Design
The relationship of the proposed residential buildings to streets, the existing residential buildings to the east and the
existing industrial building located on the lands immediately to the south will be reviewed in order to ensure that the
resulting zoning performance standards achieve a high quality of urban design and compatibility with the surrounding area.
The internal design of the site will be reviewed in order to maximize open space opportunities. Consideration will be given
to appropriate buffering measures along the south property line abutting the existing industrial lands to ensure
compatibility.
(2)Transportation
A traffic impact analysis will be required to determine whether the access to the site should be off Tisdale Avenue or
Bartley Drive. The study could be an addendum to the recent traffic impact analysis prepared by Marshall Macklin
Monaghan Limited for the development proposal on 150 Bartley Drive.
(3)Site Conditions
The site was previously used for industrial purposes and an environmental site assessment will therefore be required. The
suitability of the site conditions to accommodate the proposed residential land use should be verified by the submission of a
record of site condition.
City Wide Issues:None.
Conclusions:
The proposal to permit the residential redevelopment of the lands is appropriate and raises some urban design issues which
will be evaluated as part of the planning review.
Contact Name:
Randy Jones, Planner
Phone: 395-7137Fax: 395-7155
Bryan Tuckey
Acting Commissioner of Planning
Schedules:
A. Official Plan
B. Zoning By-law categories.
C. Site Plan
