CITY CLERK
Clause embodied in Report No. 7 of the North York Community Council, to
be considered by the Council of the City of Toronto at its meeting held on
July 8, 1998.
7
Zoning Amendment Application UDZ-97-37 -
Lopes Bros. Contracting - 1721 Jane Street -
North York Humber
The North York Community Council, after considering the deputations and based on
the findings of fact, conclusions and recommendations contained in the following
report (May 13, 1998) from the Acting Commissioner of Planning, and for the reasons
that the proposal is an appropriate use of lands, recommends that the application
submitted by Lopes Bros. Contracting regarding Zoning Amendment Application for
1721 Jane Street, be approved.
The North York Community Council reports having held a statutory public meeting on
June 24, 1998, with appropriate notice of this meeting, in accordance with the Planning
Act.
The North York Community Council submits the following report (May 13, 1998)
from the Acting Commissioner of Planning:
Purpose:
The purpose of this report is to recommend a zoning by-law amendment to allow the
existing one storey commercial building and parking lot which fronts onto Jane Street, to
be maintained and to develop the eastern portion of the property which fronts onto Hearne
Avenue, with 2 semi-detached dwellings (4 units). The site plan and elevation drawings are
attached as schedule "C" and "D".
Recommendations:
It is recommended that:
(1)the application be approved and the site be rezoned to C1 Exception on the Jane Street
frontage and RM2 Exception on the Hearne Avenue frontage subject to the following:
C1 Exception Zone:
(a)the existing retail store shall provide a minimum of:
(i)20 parking spaces; and
(ii)a courier loading space having dimensions of 6m long and 3.6m wide; and
(b)there shall be no front yard setback, rear yard setback, lot area and lot depth
requirements;
RM2 Exception Zone
(a)the minimum lot area shall be 276m² for each semi-detached dwelling unit and 550m²
for each semi-detached dwelling;
(b)the minimum lot frontage shall be 8.0m for each semi-detached dwelling unit and
16.0m for each semi-detached dwelling;
(c)the minimum side yard setback shall be 1.2m; and
(d)the maximum lot coverage shall be 34 percent;
(2)that prior to the issuance of a building permit for the Hearne Street site, the applicant
shall submit a grading and drainage plan, which is satisfactory to the Chief Building
Official and which shall be registered on title as part of the release of part lot control
agreement. The grading plan will ensure that surface drainage is directed towards Hearne
Avenue; and
(3)prior to the enactment of the amending by-law, the applicant will submit
payment-in-lieu of parking for one parking space at the rate of $7,500.00 as per Council
policy.
Background:
Proposal:
The applicant proposes to retain the commercial operation fronting onto Jane Street (The
Dollar Joint) and construct 2 semi-detached dwellings (4 units) fronting onto Hearne
Avenue. On the Jane Street site, the applicant proposes to demolish approximately 4 metres
of the rear portion of the commercial building to allow unobstructed access from the
right-of-way to the parking lot. Each semi-detached dwelling unit will have a gross floor
area of 190m² which represents a lot coverage of 34 percent. The proposed lots are to be
created through a Part Lot Control Exemption Application.
Location:
The development site is located on the east side of Jane Street in the area north of
Lawrence Avenue West and is currently occupied by a retail establishment and associated
parking lot. Properties fronting onto Jane Street are primarily developed with retail
commercial uses. Properties on Hearne Avenue are primarily developed with low density
residential uses. There is a 6m wide right-of-way in the rear yards of the proposed
residential properties which is in favour of the Jane Street properties. The right-of-way
provides car access to the abutting commercial and residential properties and runs the full
length of this block. Semi-detached dwellings are located immediately to the south of the
subject lands at 10, 12, 16 and 18 Hearne Avenue (which were approved under applications
UDOZ-93-09 and UDOZ-96-11 respectively) and further east on Everglades Drive (refer to
schedule "B").
Official Plan:
The western portion of the property, fronting onto Jane Street, is designated Arterial
Corridor Area (ACA) which permits a mixture of residential and commercial uses
generally up to a Floor Space Index of 2.0. The eastern portion of the property, fronting
onto Hearne Avenue, is designated Commercial (COM) with a site specific policy (C.9.58)
which permits, among other uses, single and semi-detached dwellings at a maximum
density of 39 units per hectare. The proposed development represents a density of 36 units
per hectare. No Official Plan amendment is required (refer to schedule "A").
Zoning:
The lands fronting onto Jane Street are zoned C1 which permits a wide range of retail and
service commercial uses. A rezoning to C1 exception for the Jane Street property is
required to recognize the reduced size of the site and a parking deficiency. The portion of
the property which is zoned R4 permits one single family residential dwelling. A rezoning
to RM2 is required to permit the proposed semi-detached dwellings (refer to schedule "B").
Comments:
A summary of the relevant comments received is outlined below.
The Transportation Department (North York Office - schedule "E") advise that 21 parking
spaces are required for the commercial building. There are 20 parking spaces on site. The
one space deficiency in parking is supported subject to payment in-lieu-of parking being
applied.
The Public Works Department (North York Office - schedule "F") advise that existing
drainage patterns on adjacent properties and the right-of-way shall not be altered.
Discussion:
The proposed semi-detached dwellings are similar to those approved and built on the lots
to the south with the exception of the proposed front yard setback and building height. The
applicant has proposed a 6m front yard setback and a building height of 10.36m and 3
storeys. This portion of Hearne Avenue is primarily built with a minimum front yard
setback of 7.5 metres. The semi-detached dwellings in the area are 2 storeys and a
maximum of 9.2m in height. To ensure development is compatible with the adjacent
buildings, it is recommended the proposed semi-detached dwellings comply with the front
yard and building height requirements of the zoning by-law. A table which compares the
proposed semi-detached dwellings with the approved semi-detached dwellings to the south
and the standard requirements of the RM2 zone is attached as schedule "G".
The Commercial Building
On the Jane Street frontage a C1 exception zoning is recommended to recognize the
existing commercial property and to ensure a minimum parking supply is provided for the
existing retail store with adequate loading facilities. There are 20 parking spaces provided
on site at 1721 Jane Street, which is sufficient to accommodate the existing retail store. The
remaining properties provide on site parking for the commercial activities along Jane
Street, between Lawrence Avenue West and Marshlynn Avenue.
Lot Drainage
Issues relating to grade and drainage were raised by the owners of the adjacent commercial
buildings located on Jane Street. Similar issues were raised when considering the previous
applications (UDOZ-93-09 and UDOZ-96-11) for the semi-detached dwellings located to
the south. In order to ensure drainage problems do not occur as a result of the current
proposal, it is recommended that the applicant submit a grading and drainage plan which
would be registered on title as part of the release of part lot control agreement.
Conclusions:
Semi-detached residential buildings along the eastern portion of the subject property are
appropriate as they will enhance the stability of the neighbourhood by helping to separate
the existing commercial uses fronting on Jane Street from the residential uses along Hearne
Avenue. Staff recommend approval of this application subject to the conditions contained
within the report.
Contact Name:
Anthony Rossi, Planner Phone: 395-7114Fax: 395-7155
______
A staff presentation was made by Anthony Rossi, Planner, Planning Department, North
York Civic Centre.
Mr. Peter Cheatley Planning Consultant, appeared before the North York Community
Council on behalf of the applicant in connection with the foregoing matter and commented
on the merits of the application. He also indicated that the applicant concurred with the
staff recommendations.
The North York Community Council also reports having had before it the following
communications:
(i)(June 9, 1998) from Mr. Marco Massaro expressing his concerns with the proposed
development; and
(ii)(June 9, 1998) from Mr. Ettore Massaro expressing his concerns with the proposed
development.
(A copy of the schedules, draft zoning by-law amendment and site plan referred to in the
foregoing report are on file in the office of the City Clerk, North York Civic Centre.)
CITY CLERK
Clause embodied in Report No. 6 of the North York Community Council, as
adopted by the North York Community Council at its meeting held on May
27, 1998.
28(h)Recommendation Report - Zoning Amendment Application UDZ-97-37 - Lopes
Bros. Contracting - 1721 Jane Street - North York Humber.
The North York Community Council reports having received the following report
and having authorized staff to schedule a public meeting:
(May 13, 1998) from the Acting Commissioner of Planning, North York Civic Centre,
reporting on an application to amend the Zoning By-law to allow the existing one storey
commercial building and parking lot which fronts onto Jane Street to be maintained and to
develop the eastern portion of the property which fronts onto Hearne Avenue, with 2
semi-detached dwellings (4 units); and submitting recommendations with respect thereto.
May 13, 1998
To:North York Community Council
From:Bryan Tuckey, Acting Commissioner of Planning
Subject:RECOMMENDATION REPORT
ZONING AMENDMENT APPLICATION
Lopes Bros. Contracting
1721 Jane Street
Ward 6 - North York Humber
UDZ-97-37
Purpose:
The purpose of this report is to recommend a zoning by-law amendment to allow the
existing one storey commercial building and parking lot which fronts onto Jane Street, to
be maintained and to develop the eastern portion of the property which fronts onto Hearne
Avenue, with 2 semi-detached dwellings (4 units). The site plan and elevation drawings are
attached as schedule "C" and "D".
Recommendations:
It is recommended that:
(1)The application be approved and the site be rezoned to C1 Exception on the Jane Street
frontage and RM2 Exception on the Hearne Avenue frontage subject to the following:
C1 EXCEPTION ZONE:
(a)The existing retail store shall provide a minimum of:
(i)20 parking spaces; and
(ii)a courier loading space having dimensions of 6m long and 3.6m wide.
(b)There shall be no front yard setback, rear yard setback, lot area and lot depth
requirements.
RM2 EXCEPTION ZONE
(a)The minimum lot area shall be 276m² for each semi-detached dwelling unit and 550m²
for each semi-detached dwelling.
(b)The minimum lot frontage shall be 8.0m for each semi-detached dwelling unit and
16.0m for each semi-detached dwelling.
(c)The minimum side yard setback shall be 1.2m.
(d)The maximum lot coverage shall be 34%.
(2)That prior to the issuance of a building permit for the Hearne Street site, the applicant
shall submit a grading and drainage plan, which is satisfactory to the Chief Building
Official and which shall be registered on title as part of the release of part lot control
agreement. The grading plan will ensure that surface drainage is directed towards Hearne
Avenue.
(3)Prior to the enactment of the amending by-law, the applicant will submit
payment-in-lieu of parking for one parking space at the rate of $7,500 as per Council
policy.
Background:
Proposal:
The applicant proposes to retain the commercial operation fronting onto Jane Street (The
Dollar Joint) and construct 2 semi-detached dwellings (4 units) fronting onto Hearne
Avenue. On the Jane Street site, the applicant proposes to demolish approximately 4 metres
of the rear portion of the commercial building to allow unobstructed access from the
right-of-way to the parking lot. Each semi-detached dwelling unit will have a gross floor
area of 190m² which represents a lot coverage of 34%. The proposed lots are to be created
through a Part Lot Control Exemption Application.
Location:
The development site is located on the east side of Jane Street in the area north of
Lawrence Avenue West and is currently occupied by a retail establishment and associated
parking lot. Properties fronting onto Jane Street are primarily developed with retail
commercial uses. Properties on Hearne Avenue are primarily developed with low density
residential uses. There is a 6m wide right-of-way in the rear yards of the proposed
residential properties which is in favour of the Jane Street properties. The right-of-way
provides car access to the abutting commercial and residential properties and runs the full
length of this block. Semi-detached dwellings are located immediately to the south of the
subject lands at 10, 12, 16 and 18 Hearne Avenue (which were approved under applications
UDOZ-93-09 and UDOZ-96-11 respectively) and further east on Everglades Drive (refer to
schedule "B").
Official Plan:
The western portion of the property, fronting onto Jane Street, is designated Arterial
Corridor Area (ACA) which permits a mixture of residential and commercial uses
generally up to a Floor Space Index of 2.0. The eastern portion of the property, fronting
onto Hearne Avenue, is designated Commercial (COM) with a site specific policy (C.9.58)
which permits, among other uses, single and semi-detached dwellings at a maximum
density of 39 units per hectare. The proposed development represents a density of 36 units
per hectare. No Official Plan amendment is required (refer to schedule "A").
Zoning:
The lands fronting onto Jane Street are zoned C1 which permits a wide range of retail and
service commercial uses. A rezoning to C1 exception for the Jane Street property is
required to recognize the reduced size of the site and a parking deficiency. The portion of
the property which is zoned R4 permits one single family residential dwelling. A rezoning
to RM2 is required to permit the proposed semi-detached dwellings (refer to schedule "B").
Comments:
A summary of the relevant comments received is outlined below.
The Transportation Department (North York Office - schedule "E") advise that 21
parking spaces are required for the commercial building. There are 20 parking spaces on
site. The one space deficiency in parking is supported subject to payment in-lieu-of parking
being applied.
The Public Works Department (North York Office - schedule "F") advise that existing
drainage patterns on adjacent properties and the right-of-way shall not be altered.
Discussion:
The proposed semi-detached dwellings are similar to those approved and built on the lots
to the south with the exception of the proposed front yard setback and building height. The
applicant has proposed a 6m front yard setback and a building height of 10.36m and 3
storeys. This portion of Hearne Avenue is primarily built with a minimum front yard
setback of 7.5 metres. The semi-detached dwellings in the area are 2 storeys and a
maximum of 9.2m in height. To ensure development is compatible with the adjacent
buildings, it is recommended the proposed semi-detached dwellings comply with the front
yard and building height requirements of the zoning by-law. A table which compares the
proposed semi-detached dwellings with the approved semi-detached dwellings to the south
and the standard requirements of the RM2 zone is attached as schedule "G".
The Commercial Building
On the Jane Street frontage a C1 exception zoning is recommended to recognize the
existing commercial property and to ensure a minimum parking supply is provided for the
existing retail store with adequate loading facilities. There are 20 parking spaces provided
on site at 1721 Jane Street, which is sufficient to accommodate the existing retail store. The
remaining properties provide on site parking for the commercial activities along Jane
Street, between Lawrence Avenue West and Marshlynn Avenue.
Lot Drainage
Issues relating to grade and drainage were raised by the owners of the adjacent commercial
buildings located on Jane Street. Similar issues were raised when considering the previous
applications (UDOZ-93-09 and UDOZ-96-11) for the semi-detached dwellings located to
the south. In order to ensure drainage problems do not occur as a result of the current
proposal, it is recommended that the applicant submit a grading and drainage plan which
would be registered on title as part of the release of part lot control agreement.
Conclusions:
Semi-detached residential buildings along the eastern portion of the subject property are
appropriate as they will enhance the stability of the neighbourhood by helping to separate
the existing commercial uses fronting on Jane Street from the residential uses along Hearne
Avenue. Staff recommend approval of this application subject to the conditions contained
within the report.
Contact Name:
Anthony Rossi, Planner
Phone: 395-7114Fax: 395-7155
(Copies of Schedules A. Official Plan designations, B. Zoning By-law categories, C. Site
Plan, D. Elevation drawings, E. North York Transportation comments, F. North York
Public Works comments and G. Table, are on file in the office of the City Clerk.)