September 2, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:PRELIMINARY EVALUATION REPORT
ZONING AMENDMENT APPLICATION
Centre Core Holdings Inc.
1 and 11 Granlea Road, 21 Calvin Avenue and 4 Vonda AvenueUDZ-98-17
Ward 10 - North York Centre
Purpose:
The purpose of this report is to provide a preliminary evaluation of an application to amend the Zoning By-law to permit 10
new small lot single detached dwellings with shared driveways and rear yard garages.
Financial Implications:
Not applicable.
Recommendation:
It is recommended that:
(1)staff be directed to prepare a Final Report on the application and provide notice of the Statutory Public Meeting at the
appropriate time.
Background:
Proposal:
The application proposes an amendment to the Zoning By-law in order to permit 10 new small lot single detached
dwellings, two and a half storeys in height, where 4 dwellings currently exist. Pertinent site statistics are set out below:
| Site Area(total) |
0.2 ha (2,314.6 m²) |
| Lot Area(lots 1 & 10)
(lots 2-9) |
227.8 m²
232.3 m² |
| Gross Floor Area(per lot)
(total) |
284.2 m²
2,842.7 m² |
| Lot Frontage(per lot) |
7.6 metres (25 feet) |
| Lot Coverage(lots 1 & 10)
(lots 2-9) |
47.0%
46.1% |
| Units |
10 |
| Height of Buildings |
8.8 metres and 2½ storeys |
| Parking Proposed |
20 spaces |
Planning Controls:
Official Plan:
The site is designated Residential Density One (RD1) which permits single detached dwellings at a general density of 20
units per hectare (8 units per acre), and semi-detached dwellings at a general density of 30 units per hectare (12 units per
acre).
The area southwest of Bayview/Sheppard which includes this site is also subject to Part D.15 of the Official Plan, the
Sheppard East Subway Corridor Secondary Plan, introduced through OPA 392. The secondary plan maintains the existing
RD1 designation. The approval of OPA 392 has been appealed to the OMB by one of the homeowner groups in the area.
Zoning By-law:
The site is currently zoned One-Family Detached Dwelling Zone (R4) which permits single detached homes and accessory
buildings, as well as certain recreational and institutional uses.
Discussion:
Planning Issues:
Sheppard Corridor Plan and Limited Intensification:
OPA 392 encourages transit supportive development in the Sheppard Corridor, with a high quality of urban design and
facilitated through a streamlined approval process. New development is to be supportive of the existing goals and
objectives of the Official Plan, which include the housing policies limiting intensification in stable residential
neighbourhoods.
Stable residential areas within the Sheppard Corridor which have Residential designations are to be protected and enhanced
in accordance with the housing policies and secondary plan, which has established the Bayview node as a residential
development node with opportunities for a variety of housing types within walking distance of the subway station. New
development in this location should be infill, in a built form compatible with the surrounding stable residential area.
The application is generally consistent with the RD1 designation in terms of land use and density. It proposes replacement
housing which includes elements of limited intensification which have been used successfully in other parts of the City
such as shared driveways, maximizing amenity space, and detached garages in the rear yard, all of which are generally
appropriate for this location within the context of the housing policies and the Sheppard Corridor plan.
Built Form:
The housing policies promote maintaining or creating compatible built form relationships between new and existing
development in stable residential areas. The scale, built form and massing of new housing should be sensitive to the
physical character of the surrounding neighbourhood.
The proposal would require an exception amendment to the Zoning By-law standards for the R4 zone, such as lot area and
frontage, yards, and coverage. The application will be assessed to ensure that the proposed housing can blend compatibly
with the surrounding 1½ storey houses.
Community Consultation:
A community consultation meeting was held on July 28, 1998, where a number of interests were identified, including:
- this proposal may set a precedent for other applications in the area,
- the zoning for the whole neighbourhood should be changed,
- a comprehensive assembly of the area is unlikely,
- there is a limited market for larger, more expensive homes,
- the existing trees on the properties should be protected,
- there should be landscaping and fencing to buffer the adjacent properties,
- traffic and parking issues 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 generally in keeping with the land uses contemplated by the Official Plan, and represents
limited intensification within an Residential Density One area consistent with the Housing policies and the Sheppard
Corridor secondary plan. The details of density, built form standards and traffic will be fully assessed in the final report.
Contact Name:
Ruth Lambe, Senior Planner
Telephone: (416) 395-7110Fax: 395-7155
______________________________
Bryan W. Tuckey
DIRECTOR, COMMUNITY PLANNING, NORTH DISTRICT
Schedules:
Schedule "A"Official Plan Map
Schedule "B"Zoning Map
Schedule "C"Site Plan
Schedule "D"Elevations
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