May 31, 1999

To: East York Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Planning - East District

Subject:Application for Official Plan and Zoning By-law

Amendments - File No. L.O.ZBA. 1/99 by

Richard Wolfe on behalf of 850901 Ontario Ltd.

- 60 Overlea Boulevard

Purpose:

This is a final report on the above application for front yard parking with a one way drive aisle and a reduction of required parking spaces for 60 Overlea Boulevard.

Financial Implications:

None for the City.

Location Map - 60 Overlea Boulevard

Recommendation:

In the event that City Council decides to approve the application by 850901 Ontario Limited to amend the Official Plan and Zoning By-law 1916 for the property at 60 Overlea Boulevard to permit 106 parking spaces including 11 front yard parking spaces with a one way drive aisle, it is recommended that City Council enact the Official Plan and Zoning By-law amendments substantially in the form attached.

Background:

Proposal:

The application, submitted by Richard Wolfe, on behalf of 850901 Ontario Ltd., pertains to a 6,185 square metre property located at the north-west corner of Thorncliffe Park Drive and Overlea Boulevard. In May, 1997, the applicant received site plan approval for the subject property for 94 parking spaces to the rear and sides of the building and a two lane driveway traversing the front of the premises. In February, 1999, the applicant submitted a revised site plan showing 95 spaces to the rear and sides of the building and a two lane drive aisle across the front, and in addition 22 parking spaces fronting on Overlea Boulevard which was reported on in the preliminary report dated March 5, 1999. The applicant is now requesting the City's approval of a new application with revised site plan showing in addition to 95 parking spaces, 11 angled parking spaces fronting on Overlea Boulevard and a single lane one way drive aisle. The new application requires amendments to the Official Plan and East York Zoning By-law 1916. According to the applicant, current lack of front yard parking is a major impediment to fully leasing the existing building.

Comments:

Official Plan Policies and Zoning By-law

Section 2.3.10 of the East York Official Plan prohibits front yard and boulevard parking for properties facing on Overlea Boulevard. Section 2.3.9 requires a minimum setback of 15 metres for properties abutting the north side of Overlea Boulevard but also specifies that Council may consider smaller setbacks for properties located at the intersections of Thorncliffe Park Drive and Overlea Boulevard. Section 2.3 also includes a variety of policies which encourage employment opportunities, walking, cycling, and transit use within the East York Centre.

The General Provisions for all Industrial Zones of Zoning By-law 1916 (ref. Section 8.1.5) set out requirements specific to landscaping, including a requirement that all front and side yards abutting Overlea Boulevard shall be used for landscaping purposes only.

The Transportation Services Division of Works and Emergency Services has advised that 111 parking spaces are required to serve this development if it is fully leased to retail tenants under the provisions of Zoning By-law 1916. This is based on a ratio of 1 parking space per 4.8 square metres of public floor area for the restaurant component and 1 space per every 19 square metres of total floor area for the remaining retail component.

Initial Agency Circulation:

The original revised site plan which was reviewed in the preliminary report was circulated for input to all appropriate agencies and City Departments. The Economic Development Department and the Urban Design Division of Urban Planning and Development Services expressed serious concerns respecting the application. The two lane drive aisle combined with 22 front yard

parking spaces replaced most of the substantial landscaped setback that currently exists between the front of the building and Overlea Boulevard The resultant design compromised considerable historical efforts that have been undertaken to present an attractive streetscape for businesses on the street. The north side of Overlea Boulevard is characterized by a uniform edge of buildings setback 15 metres from their property lines with areas in front of the individual buildings being landscaped like front lawns of estate houses.

Discussion

Planning staff concurred with the above comments from other divisions/departments and initiated negotiations with the owner to explore alternative design treatments which could incorporate some front yard parking to accommodate uses permitted within the existing building and the preservation of a significant landscaped setback. As a result of these negotiations, the owner submitted a new application with revised site plan in early May, 1999.

The new application is an improvement over the February/1999 site plan. The proposed 6 metre wide two lane drive aisle traversing the front of the premises has been replaced by a 3.5 metre wide one-way drive aisle. The one way 3.5 metre wide drive aisle meets the engineering standards of Works and Emergency Services and is necessary for access to the new proposed parking. The proposal now has 11 front yard angled parking spaces. These changes preserve the majority of the existing landscaped setback at the corner and a substantial landscaped area between the proposed parking and Overlea Boulevard. The 5 existing mature trees along Overlea Boulevard will not be jeopardized.

Approval of the revised site plan for the site also requires a zoning amendment to the landscaping requirements of the by-law and an Official Plan amendment to allow front yard parking on Overlea Boulevard. The Official Plan provides for lesser setbacks for the four corner properties on the north side of Overlea Boulevard at the intersections of Thorncliffe Park Drive. In addition, a site-specific amendment allowing limited front yard parking for 66 Overlea Boulevard was approved by East York Council in 1996.

In May, 1997, East York Council amended the Official Plan and Zoning By-law for 60 Overlea Boulevard to permit additional retail uses of a local nature. This amendment is consistent with Section 2.3 of the Official Plan which includes a variety of policies encouraging employment opportunities within the East York Centre. As noted earlier, 111 parking spaces are required to fulfill the zoning by-law parking requirement for 60 Overlea Boulevard if it is fully leased to retail tenants. The proposed 106 parking spaces including 11 front yard parking spaces accommodates almost all of the parking demand associated with already approved uses for 60 Overlea Boulevard. The proposed parking will require a site-specific zoning by-law amendment to ensure the owner can fully lease the building without having to seek a parking variance.

Site Plan Approval

The details of the design of the site will be reviewed in a separate Site Plan report which will be considered by the Director of Community Planning for the East District. The site plan approval will require that all work be undertaken in accordance with the site plan attached to this report and a landscape plan that will ensure that the parking is appropriately screened by landscaping.

Conclusions:

The attached Official Plan and Zoning By-law amendments implement the application by 850901 Ontario Limited for the property at 60 Overlea Boulevard to permit 106 parking spaces including 11 front yard parking spaces with a one way drive aisle.

Contact Name:

Ed Mihalcin

Senior Planner East York District Office

Tel. no. - 397-4498

Fax no. - 397-4582

Planning@borough.eastyork.on.ca

Ted Tyndorf

Director of Community Planning East District

EM/em

AMENDMENT NO. 20 TO THE OFFICIAL PLAN

FOR THE FORMER BOROUGH OF EAST YORK

PART ONE - PREAMBLE, does not constitute part of this Amendment.

PART TWO - THE AMENDMENT, consisting of the text contained therein and the map attached thereto as Schedule "A" constitute Amendment No. 20 to the Official Plan for the former Borough of East York.

PREAMBLE

TITLE

This is Amendment No. 20 to the Official Plan for the former Borough of East York.

PURPOSE

This Amendment concerns a 6,185 square metre property located at the north-west corner of Thorncliffe Park Drive and Overlea Boulevard. Its purpose is to provide a site-specific Official Plan Amendment for 60 Overlea Boulevard to permit 11 front yard parking spaces with a one way drive aisle. Section 2.3.10 of the Official Plan prohibits front yard parking for properties fronting on Overlea Boulevard.

LOCATION

The lands affected by this amendment are outlined in a heavy black line identified as "Area Subject to Amendment" on Schedule "A" attached hereto, and are located at the north-west corner of Thorncliffe Park Drive and Overlea Boulevard. Their municipal address is 60 Overlea Boulevard.

BASIS

Section 2.3.9 of the Official Plan which applies to the four corner properties on the north side of Overlea Boulevard at the intersections of Thorncliffe Park Drive, contains a general provision allowing lesser setbacks than other properties on the north side of Overlea Boulevard. The proposed Official Plan amendment is consistent with this Official Plan policy.

PART TWO

THE AMENDMENT

1.All of this part of the document entitled "Part Two - The Amendment" consisting of the following text and the attached Schedule "A" constitute Amendment No. 20 to the Official Plan for the former Borough of East York.

1.The lands affected by this Amendment are shown on Schedule "A" to this Amendment as "Area Subject to Amendment."

2.The text of the Official Plan for the former Borough of East York is hereby amended by adding a new Section 3.15.18.4, immediately following Section 3.15.18.3, as follows:

3.15.18.4Notwithstanding the provisions of Section 2.3.10 of this Plan, Council may consider Zoning By-laws and Site plan agreements for the property known in 1999 as 60 Overlea Boulevard permitting 11 angled parking spaces and associated one way drive aisle between the main wall of the building and the Overlea Boulevard street line.

Authority:East York Community Council Report No. Xx , Clause No. Xx, as adopted by

Council on 1999

Enacted by Council:

CITY OF TORONTO

BY-LAW No. ( )

To Adopt Amendment No. 20 to the Official Plan for the Former

Borough of East York Affecting the Lands Located on the

North-West Corner of Thorncliffe Park Drive and Overlea Boulevard.

WHEREAS the authority is given by Council by the Planning Act, .1990,c.P.13, as amended, to pass this By-law; and whereas Council of the City of Toronto has provided adequate information to the public and has held one public meeting in accordance with the Planning Act:

The Council of the City of Toronto HEREBY ENACTS as follows:

THAT the attached Amendment No. 20 to the Official Plan for the former Borough of East York consisting of Part Two of the accompanying document, is hereby adopted pursuant to the Planning Act, 1990.

ENACTED AND PASSSED this day of ,A.D. 1999.

Mayor City Clerk

(Corporate Seal)

Authority: East York Community Council Report No. Xx, Clause No. Xx as adopted

by Council on 1999

Enacted by Council:

CITY OF TORONTO

BILL NO:

BY-LAW No. -1999

To amend Zoning By-law No. 1916, as amended, of the former Town of Leaside

WHEREAS the authority is given to Council by Section 34 of the Planning Act, R.S.O. 1990, c.P. 13, as amended, to pass this By-law; and whereas Council of the City of Toronto has provided adequate information to the public and has held at least one public meeting in accordance with the Planning Act;

The Council of the City of Toronto HEREBY ENACTS as follows:

The lands subject to this By-law are those lands outlined by a heavy black line and identified as "Area Subject to Amendment" as shown on Schedule "1" attached hereto.

Zoning By-law 1916, as amended is hereby further amended by inserting a new Section 8.4.3 m) immediately following Section 8.4.3 l) as follows:

None of the provisions of this by-law shall apply to the lands identified on Schedule "1" hereto as BC- (14) and known municipally as 60 Overlea Boulevard to prevent:

the provision of 106 parking spaces to accommodate full retail use of the existing building; and

the provision of 11 front yard angled parking spaces between the front of the existing building and the Overlea Boulevard streetline and a one way 3.5 metre wide drive aisle between the existing building and the parking.

ENACTED AND PASSED this day of , 1999.

Mel LastmanNovina Wong

MayorCity Clerk