17.PRELIMINARY EVALUATION REPORT - OFFICIAL PLAN AND ZONING
AMENDMENT APPLICATION,424 GILBERT AVENUE, File: OZ98-01
Ward 28, York-Eglinton.
Commissioner of Development Services, York Civic Service Centre
(July 2, 1998)
Purpose:
This is a preliminary evaluation of an application to amend the Official Plan and Zoning
By-law to permit the construction of three (3) pairs of 3-storey, semi-detached dwellings
(six homes) on the west side of Gilbert Avenue south of Eglinton Avenue West.
Source of Funds:
Not applicable
Recommendations:
It is recommended that:
(1)the Planning Department schedule a Community Consultation Meeting in consultation
with the Ward Councillors; and
(2)Staff be directed to prepare a Recommendation Report on the application and provide
notice of a Planning Act Public Meeting at the appropriate time.
Background:
(1)Site:
The application site has a frontage of 38.1 metres on Gilbert Avenue and has an area of
1375m2. The site is currently vacant and is located in an area characterized by a mix of
residential uses consisting primarily of single and semi-detached dwellings and older
industrial buildings. (See Site Location Map attached as Schedule A) Uses abutting the site
are as follows:
North:Empire Furniture Manufacturing Company
East:dwelling houses
South:Housing for Youth shelter
West:a warehouse building and the Canadian National Railway line
(See Site Location Map attached as Schedule A)
(2)Official Plan:
The Official Plan designates the site Employment. The employment policies of the Official
Plan allow for the introduction of residential uses subject to consideration of a variety of
criteria.
(3)Zoning:
The current zoning is PE - Prestige Employment, which is in keeping with the Official Plan
designation. The zoning does not permit residential uses
(4)Proposal:
The applicant proposes to divide the property into six lots, create rights-of-way, and build
three pairs of 3-storey semi-detached dwellings (six homes). Although the employment
policies of the Official Plan allow for the introduction of residential uses, the applicant
wishes to redesignate and rezone the site for residential use on a permanent basis. (See
attached Site Plan and Elevations attached as Schedules B and C, respectively).
Discussion:
From the circulation of the application and planning staff's initial review the following
issues have been identified.
(1)Issues:
(a)Official Plan Criteria to Permit Residential Uses
Residential or live-work uses in employment designation may be introduced subject to a
rezoning and based on the following considerations:
(i) location's potential for employment activities;
(ii)impact of residential, live-work development on existing employment and residential
activities in the surrounding area;
(iii)environmental suitability (including noise and vibration and contaminated soils issues)
for residential development; and,
(iv)vailability of social and community services and residential amenities.
These will be evaluated in the final recommendation report on the application.
(b)Site Plan Approval
This proposal will be subject to site plan approval. Through the Site Plan Approval process,
issues including five percent (5%) parkland dedication or cash payment-in-lieu of parkland
dedication and the provision of new curbs and sidewalks will be addressed.
City Wide Issues:
None
Conclusions:
It is recommended that the Planning Department schedule a Community Consultation
Meeting in order that public input may be received and considered prior to the preparation of
the recommendation report pertaining to this Official Plan and Zoning Amendment
application.
Contact Name:
John Crawford, Senior Planner
Phone: 394-2607Fax: 394-2782
(Copies of Schedule A Site Location Map, Schedule B Site Plan, and Schedule C
Elevations, referred to in the foregoing report, were forwarded to all Members of Council
with the agenda of the York Community Council meeting of July 22, 1998, and copies
thereof are on file in the Clerk's Department, York Civic Service Centre.)
