April 14, 1999
To:Chairman and Members, Etobicoke Community Council
From:Karen V. Bricker, Director, Community Planning, West District
Subject:Preliminary Evaluation Report
Amendments to the Zoning Code
Threemor Enterprises Limited
3-11 Tyre Avenue
File No. Z-2291(Kingsway-Humber)
Purpose:
To provide preliminary comments on the processing of an application received on March 22, 1999, from Threemor
Enterprises Limited to amend the Second Density Residential (R2) zoning of the lands at 3-11 Tyre Avenue, to permit the
development of 31 condominium townhouse units and the retention of 2 existing single detached dwellings.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. There are no impacts on capital or operating budgets.
Recommendations:
It is recommended that:
(1)this report be received, and that the application continue to be circulated.
(2)upon completion of a Planning staff report, a public meeting to consider the application be scheduled for a meeting of
Community Council.
Comment:
Site Description and Context:
The site is located on the south side of Tyre Avenue, north of Dundas Street West and east of Kipling Avenue (Exhibit No.
1). The application is a land assembly comprised of six residential lots municipally known as nos. 3, 5, 7, 7a, 9 and 11 Tyre
Avenue and a remnant City owned portion of land located north of the public lane which separates the subject lands from
the commercial uses on Dundas Street West. This assembly includes the whole of the lots for 3, 5, 7, and 7a Tyre Avenue
and the rear portions of the lots of 9 and 11 Tyre Avenue. Two of the four single detached dwellings located on the land
assembly will be demolished (3 and 5 Tyre Avenue). The remaining two single detached dwellings (7, and 7a Tyre Avenue)
will be retained in conjunction with the proposed townhouse development. The front portion of 9 and 11 Tyre Avenue do
not form part of this application and the single detached homes on these lands will be retained.
Reason for Application:
The subject lands are zoned Second Density Residential (R2). In order to permit the proposed townhouse use, the zoning of
the site would need to be amended to a site specific Group Area Fourth Density Residential (R4G) Zone.
Project Information:
The applicant has proposed a 31-unit condominium townhouse development in conjunction with the retention of the
existing dwellings municipally known as 7 and 7a Tyre Avenue. The townhouses will be approximately 2 to 2 ½ storeys in
height, 6 m to 8.5 m (19.7 ft. to 27.9 ft.) wide and range in size from 143.5 m² (1, 545 sq. ft.) to 213 m² (2, 294 sq. ft.).
Parking would be accommodated with integral garages located at-grade with additional spaces located in front of the garage
as well as separate a visitor parking areas. Access to the site would be from Tyre Avenue (Exhibit No. 2).
| Existing Use: |
Single Detached Residential lots |
| Official Plan: |
Low Density Residential |
| Zoning: |
Second Density Residential (R2) |
| Gross Site Area: |
9 586.5 m²(103, 191.6 sq.ft.) |
| Gross Floor Area: |
4 809 m²(51, 765 sq.ft.) |
| Floor Space Index: |
0.50 |
| Units per Hectare: |
34 |
| Height: |
10 m(33 ft.)(2 to 2 ½ storeys) |
| Coverage: |
2 632.4 m²(28, 336 sq.ft.) 27 % |
| Parking Provided: |
81 spaces |
Issues:
Local issues relate to the context in which the application will be located and possible impacts on abutting low density
residential uses. Specifically, the details of the proposed design, screening and buffering of the project, as well as traffic
implications, will be reviewed. No City-wide issues have been identified at this time.
Status:
The application is currently in circulation. A staff report on the application will be distributed to Councillors and will be
available to the public, prior to the Public Meeting. A Community Meeting will be held prior to the staff report being
prepared, if deemed necessary by the Ward Councillors. A Site Plan application for the proposal is being processed
concurrently.
Contact Name:
Paulo Stellato, MCIP, RPPTel: (416) 394-6004
Community Planning, West DistrictFax: (416) 394-6063
Karen V. Bricker, MCIP
Director of Community Planning
West District
