July 9, 1998
To:North York Community Council
Acting Commissioner of Planning
Subject:PRELIMINARY EVALUATION REPORT
ZONING AMENDMENT AND PLAN OF SUBDIVISION APPLICATION
295151 Ontario Limited
65, 69, 71, 75, 81, and 83 Drewry Avenue and 55 and 57 Fairchild Avenue
UDZ-97-43 and UDSB-1237
Ward 10 - North York Centre
This is a preliminary evaluation of an application to amend the Zoning By-law and approve a
plan of subdivision in order to create a new public road, permit 32 three storey townhouses,
and 3 new single family dwellings comparable in size to the townhouses.
Source of Funds:
It is recommended that:
(1)staff be directed to prepare a Recommendation Report on the applications and that Notice
of the Statutory Public Meeting for zoning and subdivision approval be given at the
The applicant has proposed 32 three storey townhouse units on a new public street with access
from Drewry Avenue and 3 two storey single family detached dwellings on Fairchild Avenue.
A park of approximately 375 m² is proposed to front on Fairchild Avenue as a result of
consultation with Parks and Recreation staff. A community consultation meeting has been
held for this application. Listed below are the pertinent statistics:
|| Single Detached
|| Total |
| Site Area
|| 6,730 m²|
| Gross Floor Area
|| 4,957 m²
|| 430 m²
|| 5,387 m2|
| Floor Space Index
| Lot Frontage/unit
|| 4.89 m (16 feet)
|| 6.8 m (22 feet)
| Parking Provided
|| 64 spaces
|| 6 spaces
|| 70 spaces|
The site is within the Uptown Plan area and is designated Uptown Residential-Two (UR2)
which permits institutional uses, parks and recreational uses, and residential uses. This area
has an approved density of 1.5 FSI.
The site is currently zoned One-Family Detached Dwelling Zone (R4) which permits single
A concept plan to illustrate how the surrounding lands could be developed within the Uptown
development area with the Service Road in place is being reviewed. This concept currently
provides for an additional road link to Inez Court as illustrated in Schedule "F" in order to
enhance the block pattern. This concept will be assessed in terms the official plan policies for
the comprehensive development of this area.
(2)New Public Road:
The applicant submitted a plan of subdivision application which includes a new public road to
service the proposed townhouses. The road terminates in a temporary turning bulb which
provides the opportunity for the turning bulb to be removed once the road links with Inez
The creation of the new street and opportunity for its linkage to Inez Court produces a block
pattern which can accommodate modest development of the area. This grid also provides the
opportunity for street related townhouses which are complementary to the stable residential
neighbourhood to the west, providing a good transition between the higher densities to east
and the stable residential neighbourhood to the west.
The applicant has proposed 16 townhouses units per building. There may be some opportunity
to break this up into smaller segments of 7 to 8 units per building to provide some visual
The Parks and Recreation Department indicated that the City Centre residential community
has a parkland deficiency. The applicant's plans include a 375 m² park fronting onto Fairchild.
This location presents future opportunity to consolidate lands for park.
The transportation capacity will be assessed in terms of the policies of the North York Centre
Secondary Plan in order to ensure this proposal meets the goals of the plan.
A community consultation meeting was held on June 25, 1998 where a number of interests
- the new park is not needed,
- the size of the single detached family lots on Fairchild Avenue is small,
- there have been basement flooding problems in area,
- traffic congestion on Drewry Avenue should be assessed.
These issues will be addressed in the final report once a detailed review of the application is
City Wide Issues:
The applicant's proposal is below the density limits set out in the Official Plan and is in
keeping with the land uses contemplated by the plan. The details regarding the public road,
park, urban design and transportation capacity will be fully assessed in the final report in
terms of the North York Centre Secondary Plan policies.
Karen Whitney, Planner
Phone: 395-7109Fax: 395-7155
(Copies of Schedules A. Official Plan Map, B. Zoning Map, C. Site Plan, D1-D3 Elevations,
E. Plan of Subdivision, and F. Concept Plan, are on file in the office of the City Clerk.)