September 15, 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
Laura Christine Slater
655 Evans Avenue
File No: Z-2301(Lakeshore-Queensway)
Purpose:
To provide preliminary comments on the processing of an application received from Laura Christine Slater to amend the
zoning of a site at 655 Evans Avenue to permit the construction of a single family dwelling.
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 this report be received and that upon completion of a final report, staff be authorized to schedule a
public meeting to consider the application at a meeting of Community Council.
Comment:
Site Description and Context
This vacant site is located on the south side of Evans Avenue east of Oban Street (Exhibit No. 1) The area on the north side
of Evans Avenue is comprised of a mixture of industrial, commercial, office and motel uses.
The block south of Evans Avenue bounded by Evans Avenue, Oban Street, Bisset Avenue and Gair Avenue, is
predominately developed with single family homes in accordance with prevailing R2 zoning, with the exception of a pair
of semi's and a triplex which abut the subject site.
The subject site and abutting property to the west (655, 677 Evans Avenue), which are both owned by the applicant, have a
lengthy history with a number of attempts to develop the land over the past few years with a number of different uses. The
final result pursuant to an application approved in 1995 and modified by the Committee of Adjustment in 1998, and now
set out under By-law 1995-57 was to allow a pair of semi's fronting on Oban Street (now built) and a triplex on the
abutting lot (now built).
Official Plan and Zoning:
The site is designated as Low Density Residential in the Official Plan which would permit the intended single family use.
The R3 zoning as per By-law 1995-57 identified the subject property as Lot 3, which permits no structures and permits its
use for driveway access and visitor parking for the abutting triplex use located on Lot 2. Pursuant to the Ontario Municipal
Board consideration of an appeal (1998) which permitted the abutting property (657 Evans Avenue - Lot 2) to be
developed as a triplex, the subject site (Lot 3) and the abutting site were to be considered as one for zoning purposes.
This arrangement was implemented in an agreement registered on title between Laura Slater and the City of Toronto,
which was intended to remain in place until such time as the zoning by-law was amended for either of the lots to resolve
permitted uses and parking. See attached agreement Exhibit No. 3.
Status of Agreement:
Staff have sought the advise of the City's Legal staff with respect to the status of the aforementioned agreement and in
particular, whether Council has any obligation to process an application, given the content of the agreement which
anticipated that the subject lands would be used for parking purposes only with no structures allowed. The Solicitor has
advised that the said agreement would not preclude the right of the applicant to file an application for by-law amendment
nor would it preclude the statutory right of appeal to the OMB in the event that this application is denied.
Reason for the Application:
The applicant would require an amendment to the site specific provisions of By-law 1995-57 to:
- Amend By-law 1995-57 to remove the "no structure" restriction as it relates to Lot 3;
- Amend By-law 1995-57 to include appropriate regulatory provisions applicable to the proposed single residential
detached dwelling on Lot 3; and
- Continue to provide one parking space (located in front of the main wall of the building on Lot 3) for the use of Lot 2
effectively continuing with the arrangement in accordance with the Agreement referenced above.
Project Information:
The applicant proposes to construct a 2 storey single family dwelling with shared access from Evans Avenue (Exhibit No.
2). Two car parking spaces are proposed in an attached garage. The existing visitor parking for the abutting lot (Lot 2) (ie.
one vehicle) is proposed to be continued in a parking pad located immediately adjacent to the north wall of the proposed
single family dwelling.
Existing Use:Vacant + 1 visitor parking space for abutting lot
(657 Evans Avenue)
Official Plan:Low Density Residential
Zoning Code:Third Density Residential (R3) -
Site Specific By-law 1995-57
Gross Site Area:329.6m2 3547 sq. ft.
Gross Floor Area:164m21765 sq. ft.
Frontage:15.6 m51 ft.
Issues:
No City-wide issues have been identified. Local issues include compatibility with the abutting neighbourhood and an
assessment of the ability of the proposed lot to accommodate a single family dwelling from both a parking, use, and
servicing perspective.
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 Notice of Public Meeting. A Community Meeting will be held prior to the staff report
being tabled if deemed necessary by the ward Councillors.
Contact Name:
Michael McCart, Senior PlannerTel: (416) 394-8228
Community Planning, West DistrictFax: (416) 394-6063
Karen V. Bricker, MCIP
Director of Community Planning
West District
MMc/nt
Dev1\z-2301\prelim1.rpt.doc
