July 8, 1998

To:North York Community Council

From:Bryan Tuckey

Acting Commissioner of Planning

Subject:PRELIMINARY REPORT

ZONING AND OFFICIAL PLAN AMENDMENT APPLICATION

SANMAL INVESTMENTS LIMITED

699 Sheppard Avenue East

Ward 9 - North York Centre South

UDOZ-98-11

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 development of this site in two phases. Initially, the applicant wishes to convert the existing one storey post office to a retail building. Subsequently, the applicant wishes to develop the site with a 5-storey, commercial office building at 2.0 FSI. The site is designated Arterial Corridor Area (ACA) and located within the Sheppard East Subway Corridor Secondary Plan which contemplates the form of development proposed and the use of holding zones to allow phased development.

Recommendations:

It is recommended that:

(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:

1.0Proposal:

The application proposes an amendment to the Official Plan and zoning by-law in order to permit a two-phased development. In the short term, the applicant proposes to convert the existing one-storey post office building to permit retail uses, at a density of 0.25 FSI. In the long term, the applicant wishes to redevelop the lands, through the removal of a holding zone, with a 5-storey, commercial building having an FSI of 2.0, as shown on attached Schedule C. Pertinent site statistics are set out below:

2.0Planning Controls

2.1Official Plan:

Official Plan Amendment 392 (Sheppard East Subway Corridor Secondary Plan) amends the current G-INS (General Institutional) designation to Arterial Corridor Area (ACA), which permits mixed use development at densities of up to 2.0 FSI for mixed use or residential uses. Commercial uses are permitted at a density of 1.0 FSI. An amendment is required to allow the option of a fully commercial use at this location at an FSI of 2.0.

2.2Zoning By-law:

The front of the property is zoned One Family Detached Dwelling, Fourth Density Zone (R4), which permits predominantly single-family dwelling uses, and the existing institutional use as a post office. The rear one-quarter of property is zoned Multiple Family Dwellings, Fourth Density Zone (RM4), which permits single and multiple-family dwelling uses, including townhouses, semi-detached dwellings and low rise apartment buildings.

Discussion:

4.0Planning Issues:

4.1Land Use and Density

The Sheppard East Subway Corridor Secondary Plan promotes a mix of uses within this area. In general, the Plan encourages commercial uses to be located at subway station nodes, and development which is more residential in nature to be located adjacent to stable residential areas. The subject lands are located within the Bessarion node, a future subway station location.

The ACA policies applying to the subject lands permit a mix of uses at varying densities. The intent of these policies is to initially limit development to 1.0 FSI, and place gross floor area above 1.0 FSI up to 2.0 FSI in a holding zone. Criteria to be fulfilled in order to remove the holding zone relate to, among others, transportation and sewer studies being undertaken to ensure capacity is available to serve the development, minimum 30 metres frontage, compliance with Urban Design Guidelines for ACAs, and ensuring site plan approval is obtained.

Approval of this application would require the establishment of a holding zone ('H') on this property to limit development initially to the proposed first phase of development, of less than 1.0 FSI. Upon subsequent application to remove the 'H', and fulfilment of the H removal criteria and relevant ACA policies, a density of 2.0 FSI could be achieved.

The proposal fits within the general intent of the Secondary Plan to achieve redevelopment of Sheppard East. The proposed uses are consistent with the objective of achieving mixed uses in this area. Given the proximity of the site to the future Bessarion subway station and the desire to develop these areas with more mixed use and office development, the proposed range of land uses are appropriate. An Official Plan amendment is required in this case given that the ACA designation limits the amount of commercial density permitted on any one site to a maximum of 1.0 FSI. The applicant is proposing a fully commercial building at 2.0 FSI in the second phase.

4.2Urban Design

The application will be evaluated against the Urban Design Guidelines for ACA sites and the Urban Design Principles in the Secondary Plan, dealing with building location, built form, open spaces and landscaping. In particular, regard should be given to the following:

• examine building siting to achieve an appropriate street relationship
• maximize opportunities for at-grade landscaping
• minimize parking at grade, particularly at front of building
• pedestrian connections
• co-ordinated signage

City Wide Issues:

None.

Conclusions:

Plans for community consultation are being coordinated with the local Councillors to be held prior to a final recommendation report being prepared on this matter.

Contact Name:

Malini Rawal, Planner

Phone: 395-7118Fax: 395-7155

(Copies of Schedules A. Official Plan Map, B. Zoning By-law Map, C. Site Plan, and D. Elevations, are on file in the office of the City Clerk.)