April 23, 1999

To:East York Community Council - May 26, 1999

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning - East District

Subject:PRELIMINARY EVALUATION REPORT

Application for Official Plan and Zoning By-law

Amendments - File No. E.O. ZBA. 3/99 by

Rasch Architect Ltd. on behalf of 655924

Ontario Ltd. for 41-63 Halsey Avenue

Purpose:

This is a preliminary report on a new application for Official Plan and Zoning By-law amendments for the erection of 7 pairs of semi-detached houses at 41-63 Halsey Avenue.

Financial Implications:

Costs associated with this development will be assumed by the developer.

Recommendation:

It is recommended that the East York Community Council:

(i)convene a Public Meeting (under the Planning Act) to consider the Official Plan Amendment and Rezoning Application and that the public meeting be scheduled for the third quarter of 1999; and

(ii)instruct the City Clerk to provide public notice by circulation.

Background:

The application was submitted by Rasch Architect Ltd., on behalf of 655924 Ontario Ltd. The client currently owns 2 apartment buildings at the south-west corner of Halsey Avenue and Dawes Road and wishes to sever the westerly portion of the lands comprised of a 3436.3 square metre property for the purpose of creating 14 building lots to be occupied by 7 pairs of 2 storey semi-detached houses. The application for the above consent to sever and any variances will be submitted at a latter date pending review and approval of the Official Plan and Zoning By-law amendment.

The current site is designated "High Density Residential" in the East York Official Plan. This designation specifies that the use of the lands shall be for multiple unit housing in the form of apartment housing. East York Zoning By-law 6752 restricts the use of 41-63 Halsey Avenue to apartment buildings.

Comments:

The proposed infill housing development will locate on a residential street primarily characterized by semi-detached houses and the 2 apartment buildings at the south-west corner of Halsey Avenue and Dawes Road.

A preliminary review of the application appears to indicate that the proposed development recognizes the existing built form established by the older semi-detached houses across the street and immediately to the west of the site in that houses will be 2 stories in height with an attached garage directly accessible from the street by means of a private driveway. Its design appears to be efficient and functional and provides for sufficient parking. The existing vacant site consists of greenspace with approximately 15 trees. These matters will be further reviewed during the application circulation process and reported on in future Planning staff reports.

Since the site is located in the midst of a residential neighbourhood, staff will organize an evening Community Meeting in late May or early June to solicit the public's comments. A review of these comments will be included in our final recommendation report and presented to Community Council at a Public Meeting, which is anticipated to take place in the third quarter of 1999.

Contact Name:

Ed Mihalcin

Senior Planner - East York Office

Phone: 397-4498

Fax: 397-4582

Ted Tyndorf

Director of Community Planning - East District