July 9, 1998

To:North York Community Council

From:Bryan Tuckey

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

Purpose:

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:

Not applicable

Recommendations:

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 appropriate time.

Background:

Proposal:

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:

Official Plan:

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.

Zoning:

The site is currently zoned One-Family Detached Dwelling Zone (R4) which permits single detached homes.

Discussion:

(1)Comprehensive Development:

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 Court.

(3)Urban Design:

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 breaks.

(4)Park Land:

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.

(5)Transportation Capacity:

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.

Community Consultation:

A community consultation meeting was held on June 25, 1998 where a number of interests were identified:

• 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 complete.

City Wide Issues:

None

Conclusions:

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.

Contact Name:

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.)