May 11, 1998

 To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Zoning By-law Amendment Application No. 198005 to permit 5 dwellings at 69 Prescott Avenue (Davenport)

Purpose:

To introduce a proposal to construct five new houses on a remnant industrial parcel in a primarily residential area at 69 Prescott Avenue, and to seek authority to hold a public meeting.

Source of Funds:

N/A.

Recommendations:

It is recommended that:

I be requested to hold a public meeting in the community to discuss the applications and to notify owners and tenants within 120 metres of the site, and the Ward Councillors.

Project Description:

 The applicant is proposing to demolish an existing one-storey industrial building and construct a pair of semi-detached dwellings, a detached dwelling fronting Prescott Avenue and a pair of semi-detached dwellings fronting Kipping Avenue.

 One parking space for each dwelling will be provided in an at-grade integral garage in accordance with the minimum lot width requirements for dwellings with integral garages. Lot widths range from 7.6 metres to 9.3 metres.

 The density of individual buildings ranges from .63 to .79 times the lot area. Each dwelling is two-storeys (7.3 metres) in height.

 A small, light industrial building is to be constructed on the east end of the site, fronting onto Kipping Avenue and utilizing the required 30 metre residential setback from the rail corridor. A building permit has already been issued for the industrial building, as it is a permitted use in the area and, therefore, is not part of this rezoning application.

 Site and Area Description:

This 1005 square metre site is situated at the north-east corner of Prescott Avenue and Kipping Avenue. It is currently occupied by a one-storey food warehouse.

This is the last industrial property on Prescott Avenue. Over the past five years the few remaining industrial properties which used to operate adjacent to the rail corridor have been redeveloped for low density residential purposes. Most recently, 21 Prescott Avenue was rezoned to permit six semi-detached dwellings along Prescott Avenue and, like the present application, a small light industrial building at the rear of the site within the required 30 metre setback from the rail corridor.

Current Official Plan and Zoning:

The site is designated in the Official Plan Part I as a Mixed Industrial-Residential Area. This designation permits rezonings for residential uses up to 2.0 times the lot area. The site is zoned I1 D2 (light industrial). The surrounding residential neighbourhood is designated Low Density Residence Area and is zoned R2 Z0.6.

Prior to permitting a change in use from industrial to residential, the Official Plan requires that regard be had for the extent to which a change in use would adversely affect the continued compatibility of neighbouring uses. This site contains the last industrial building along Prescott Avenue and its development for low density residential purposes will complete the residential land use pattern on the street.

Planning Issues:

Land Use:

Redevelopment of this site for residential purposes will complete the residential land use pattern on Prescott Avenue. The size, frontage and depth of the proposed lots are in keeping with lot patterns typically found in the area. The proposed dwellings are in keeping with the density, height and built form character of the surrounding neighbourhood.

Development of the rear portion of the site for a new light industrial building makes good use of the required 30 metre setback from the rail corridor, and the existing I1 zoning will ensure the building=s use for light industrial purposes only.

Parking:

The applicant is proposing at-grade garages which are built into the front of each dwelling. In order to minimize the impact of these garages on the streetscape, 7.6 metre (minimum) lot frontages have been provided in accordance with the recent zoning changes applicable to dwellings with integral garages. To further minimize streetscape impact, I will be requesting that the applicant explore the possibility of recessing the garages so that the porch and entrance are the main focal point of the house. I will also be discussing alternatives to at-grade, front-facing garages (i.e. rear garages or mutual driveways) with the applicant, however, these parking options may not be possible given the site dimensions.

Environmental:

Given the previous industrial uses on the site, I will be requesting the applicant to conduct a detailed historical review of the site, to identify all existing and past, on-site and surrounding land uses which could result in negative environmental effects to the subject site, for the review of the Medical Officer of Health. A Phase II Environmental Assessment involving soil testing and an environmental remediation plan may also be required.

Conclusion:

The development of this site for low density residential purposes logically completes the residential land use pattern of the area. A public meeting is recommended to discuss the application with area residents.

Contact Name:Michael Major

Telephone: (416) 392-0760

Fax: (416) 392-1330

E-Mail: mmajor@city.toronto.on.ca

Beate Bowron

Director, City Planning (Acting)

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APPLICATION DATA SHEET

 Confirmed Municipal Address:69 Prescott Avenue.

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION