21.PRELIMINARY REPORT

OFFICIAL PLAN AND ZONINGBY-LAW AMENDMENTS -

GOLDLIST PROPERTIES INC., 310 AND 320 TWEEDSMUIR AVENUE,

FILE OR98-002, Ward 28 -York Eglinton.

Karen V. Bricker, MCIP, Director of Community Planning, West District

(September 28, 1998)

Purpose:

To provide preliminary comments on an application received on July 30, 1998, from Goldlist Properties Inc. The application is to amend the Official Plan for the former City of York planning area and Zoning By-law No. 1-83 to permit the construction of two new 25 storey condominium buildings of 119 units each and 32 townhouses for a total of 270 units. The development will entail the demolition of two existing high rise rental apartment buildings containing 246 units.

Financial Implications:

None

Recommendations:

It is recommended that this report be received, the application continue to be circulated, an Open House Meeting be scheduled for October 1998, and that a further staff report be available prior to the scheduling of the Planning Act public meeting.

Comment:

Reason for the Application:

The site is located on the southwest corner of Tweedsmuir Avenue and Heath Street, and is occupied by two 12 storey rental apartment buildings with 246 units. The property is designated High Density Residential in the Official Plan and is currently zoned RM2 Residential Multiple Zone. The Official Plan allows a maximum floor space index of 3.0, with some allowance for higher density near rapid transit. The Zoning By-law allows a maximum density of 2.5 and a maximum height of 8 storeys. The redevelopment of the site for two, 25 storey condominium apartment buildings, and thirty two, three and four storey townhouses, at a total proposed floor space index density of 4.9 will exceed the maximum height and the maximum density provisions and this requires amendments to the Official Plan and Zoning By-law. As the application involves the demolition of two rental properties, regard must also be had to rental conversion provisions.

Project Information:

Existing Use:two, 12 storey rental apartment buildings with 246 units and underground parking

Official Plan:High Density Residential

Zoning:RM2

Site Area:2.2 hectares (5.4 acres)

Proposed Use:two, 25 storey condominium apartment buildings with 238 units and 32, 3 and 4 storey townhouses with underground parking

Proposed Gross

Floor Area:45,066 m² (485,000 sq. ft.)

Proposed Density:4.9

Height:Apartment Buildings - 25 storeys (67 metres)

Townhouses - 3 and 4 storeys (max 11.7 metres)

Issues:

Development specific issues relate to height, density, massing, design, landscape preservation, traffic impact and on-site parking and circulation. In addition to these issues, the impact of the loss of rental units and their replacement with new condominium units in the context of the mix of housing types and tenure in the area has also been identified. City-wide policies to address the loss of rental housing resulting from redevelopment proposals involving Official Plan and Zoning Amendment applications and the repeal of the Rental Housing Protection Act are being prepared by Policy and Research Division staff for City Council's consideration in the upcoming months. The review of this application will continue to be processed through the local Community Council having regard for the evolving City-wide policy relating to the loss of rental housing.

To aid planning staff in the evaluating the application, the following additional information is required to be provided by the applicant:

- traffic impact and parking study

-tree inventory

-shadow study

-elevations, parking levels, ground floor, second and typical floor plans

-a tenant relocation plan for existing tenants in the building

-a review of existing housing units and tenure in the general area, including rental availability, rental ranges, affordability

-community services impact

The applicant has referred Oakwood Vaughan Official Plan Amendment No. 128, as it relates to this site, to the Ontario Municipal Board. The referral letter objects to Section 7 of the Urban Design Guidelines dealing with built form, height, setbacks and angular plane guidelines as they relate to the application site. The matter is scheduled to be heard on November 9 and 10, 1998.

Status:

The application is currently in circulation. Revised plans have been submitted. No supporting studies have been received to date. An Open House meeting will be held in October 1998 to discuss the application, and issues, with the tenants and the local community. Following the community meeting and an evaluation of the required studies a recommendation report will be distributed to the Councillors, and will be available to the public, prior to the Planning Act Public Meeting being held.

Contact Name:

Wendy Johncox, MCIP, RPPTel: (416)394-2869Fax: (416) 394-2782

Senior Planner

(Copies of Appendix 1: Location Map, and Appendix 2: Site Plan form referred to in the foregoing communication, were forwarded to all Members of Council with the agenda of the York Community Council meeting of October 14, 1998 and copies thereof are on file in the Clerk's Department, York Civic Centre.)