September 22, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:PRELIMINARY EVALUATION REPORT
ZONING BY-LAW AMENDMENT
1240967 ONTARIO INC. (PETRO CANADA)
3374 Keele Street
Part of Lot 16, Conc. 4, W.Y.S.
Ward 7 - Black Creek
UDZ-98-25
Purpose:
The purpose of this report is to provide a preliminary evaluation of a zoning application to
permit the construction of a three storey building containing medical, professional and
business offices and ground floor commercial uses at 3374 Keele Street.
Recommendations:
It is recommended that:
(1)staff, in consultation with the local Councillors, schedule Community Consultation;and,
(2)staff prepare a final report evaluating the proposal and provide notice of a Statutory Public
Meeting at the appropriate time.
Background:
Proposal:
This applicant proposes a zoning by-law amendment to permit a three storey building
containing medical, professional and business offices and ground floor commercial uses. The
lands were previously used as a Petro Canada gasoline station. The pertinent statistics are as
follows:
| SITE STATISTICS |
| Lot Area |
2,537m² (0.25 ha) |
| Proposed Gross Floor Area
- medical offices
- business and professional offices
- commercial uses
- basement storage area
Total Gross Floor Area |
862m²
287m²
465m²
186m²
1,800m² |
| F.S.I. |
0.71 |
| Proposed Parking
- offices
- commercial uses
- loading space
Total Number of Parking Spaces |
43
21
1
65 |
Official Plan and Zoning:
The lands are designated Commercial (COM) and zoned General Commercial Exception Zone
(C1(52)), which permits only a gas station and a retail store. The Official Plan designation and
zoning of the subject property and surrounding area are shown on schedules "A" and "B".
Discussion:
The commercial designation of the subject property encourages a wide mix of uses, including
retail and service commercial uses and professional business and medical offices. Additional
commercial activity at this location is in keeping with the site's Official Plan designation and
provides opportunities to enhance the property through the proposed redevelopment scheme.
The building generally meets the zoning standards and permitted uses as set out in a General
Commercial Zone (C1), which will be the performance standards used to evaluate this
proposal.
Urban Design:
The proposed redevelopment scheme should incorporate urban design principles which
achieve a high quality design, including measures to incorporate pedestrian connections along
this portion of Keele Street. The design and location of the building and the overall parking
layout will be reviewed to ensure the development maintains a compatible relationship to
abutting properties, a pedestrian scale and a pleasing streetscape environment along the Keele
Street frontage.
Site Conditions:
The lands were previously occupied by a gas station. An environmental site assessment will
be required to be conducted in accordance with the Ministry of the Environment and Energy
Guideline
for Use at Contaminated Sites in Ontario. The suitability of the site conditions to
accommodate the proposed building should be verified by the submission of a record of site
condition.
City Wide Issues - None.
Conclusions:
A final report will be prepared for the Community Council upon further review of the
application for a new medical building with ground floor commercial uses at 3374 Keele
Street.
Contact Name:
Anthony Rossi, Planner
Telephone: (416) 395-7114Fax: 397-7155
______________________________
Bryan W. Tuckey
Director, Community Planning, North District
