August 26, 1998

To:North York Community Council

From:Bryan W. Tuckey

Director, Community Planning, North District

Subject:PRELIMINARY EVALUATION REPORT

ZONING AMENDMENT APPLICATION

ROCCO GROSSI

1 UPWOOD AVENUE

Ward 6 - North York Humber

UDZ-98-16

Purpose:

The purpose of this report is to provide a preliminary evaluation of an application to amend the zoning by-law to permit a 2-storey, semi-detached dwelling.

Financial Implications:

None

Recommendations:

It is recommended that:

(1)staff schedule a Community Consultation Meeting in consultation with local Councillors; and

(2)staff prepare a final report evaluating the proposal and provide notice of the Statutory Public Meeting at the appropriate time.

Background:

Proposal:

The applicant proposes to construct a new, semi-detached dwelling on the vacant site as shown on Schedule C. The statistical breakdown of the proposal and subsequent analysis contained further in this report are based on the entire lot area.

Official Plan:

The majority of site is designated Residential Density One (RD1), permitting primarily single and semi-detached dwellings. The proposal complies with the RD1 designation which permits semi-detached houses on a street where other semi-detached dwellings exist and it meets the semi-detached dwelling density provisions of approximately 30 units per net residential hectare. The rear portion of the site is designated Valley Open Space (VOS) and is also located within the Valley Land Impact Zone (VIZ) (Schedule "A"). No amendment to the Official Plan is required.

Zoning By-law:

The site is zoned R4 permitting primarily single detached dwellings. The applicant proposes to amend the zoning to RM2, with minor variations, to permit the semi-detached dwelling.

History:

This property was severed from the abutting south side property in 1997 (Committee of Adjustment File Number UDLD-97-94).

Discussion:

The issues to determine the appropriateness of this proposal include:

a)Lot Sizes, Setbacks and Building Height

The setbacks, lot sizes and building height will be reviewed to ensure that the proposed semi-detached house is compatible with the character of the surrounding neighbourhood and its location on a corner lot. A preliminary review of the proposal suggests that a reduction in a lot frontage and a side yard setback provision is requested from the standard RM2 zone.

b)Valley Lands Impact Zone

In consultation with the Toronto and Region Conservation Authority, the extent of valley lands in the rear of the property will be examined. If it is determined that valley lands make up part of the site, the proposed development will be reviewed within the context of Official Plan development objectives for valley lands within the VIZ. The applicant will be required to apply for site plan approval at which time the mature trees on the property will be examined for potential preservation.

c)Site Conditions

There is an easement on a portion of the property (Schedule "C") which requires further investigation as it may affect the siting of the proposed building.

There are no city-wide issues to be considered.

Conclusions:

A final report will be prepared for Community Council upon further review of the application for a semi-detached dwelling at 1 Upwood Avenue and following community consultation.

Contact Name:

Mary McElroy

Telephone: (416) 395-7143

______________________________

Bryan W. Tuckey

DIRECTOR

NORTH DISTRICT OFFICE