August 19, 1999

To:Chair and Members, Etobicoke Community Council

From:Karen V. Bricker, Director of Community Planning, West District

Subject:Preliminary Evaluation Report

Amendments to the Zoning Code

Oxford Hills Developments (Manitoba) Limited

67 Grand Avenue

File No: Z-2302 (Lakeshore-Queensway)

Purpose:

To provide preliminary comments on the processing of an application received on July 20, 1999, from Oxford Hills Developments (Manitoba) Limited to amend the Etobicoke Zoning Code on the lands municipally known as 67 Grand Avenue to permit the development of eight, freehold townhouse units.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. No impacts on capital or operating budgets have been identified at this time.

Recommendations:

It is recommended that:

(1)this report be received and that the application continue to be circulated; and

(2)upon completion of the staff report, a Public Meeting to consider the application be scheduled for a meeting of Community Council.

Comment:

Site Description and Context:

The 1 212 m2 (13, 046 sq.ft.) parcel of land is located on the northeast corner of Grand Avenue and Manitoba Street. The site is currently occupied by a single detached dwelling fronting onto Grand Avenue and a large detached garage facing Manitoba Street. The Mystic Pointe redevelopment is located to the north and east of the site. Currently vacant City owned lands which are designated High Density Residential are located to the south. Medium Density Residential uses in the form of Freehold Townhouses are located to the west, opposite Grand Avenue (Exhibit No. 1).

Reason For Application:

The site is designated High Density Residential in the Official Plan and Park Lawn Road/Lake Shore Boulevard Secondary Plan and is zoned Class 1 Industrial (I.C1) by the Etobicoke Zoning Code. 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 proposes to demolish the existing structures and construct an eight (8) unit freehold townhouse development. The townhouses will front onto Manitoba Street and be approximately 3 storeys in height, 4.36 m (14.3 ft.) to 4.51 m (14.8 ft.) wide and range in size from 180.9 m2 (1, 948 sq. ft.) to 186.5 m2 (2, 008 sq. ft.). Parking would be accommodated within integral garages located at-grade with additional spaces located in front of the garage (Exhibit No. 2).

Existing Use:Single Detached Residential

Official Plan:High Density Residential

(Park Lawn Road/Lake Shore Boulevard Secondary Plan)

Zoning:Class 1 Industrial (I.C1)

Gross Site Area:1 212 m2(13, 046 sq.ft.)

Gross Floor Area:1 459 m2(15, 704 sq.ft.)

Floor Space Index:0.83

Units per Hectare:66

Coverage:596.8 m2(6, 424 sq.ft.) 49 %

Height:12.8 m(42 ft.)(3 storeys)

Parking Provided:16 spaces (one space within the integral garage and an additional space in front of each unit)

Issues:

Local issues relate to the context in which the application will be located and possible impacts from the abutting High Density Residential uses, road widening and streetscape requirements, as well as grading . Specifically, the details of the proposed design, as well as, screening and buffering of the project will be reviewed. An environmental review may also be required. City-wide issues relate to the remnant city-owned parcel of land north of the subject site.

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 Office

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