February 3, 1999

To:North York Community Council

From:Bryan W. Tuckey

Director, Community Planning, North District

Subject:PRELIMINARY EVALUATION REPORT

OFFICIAL PLAN AND ZONING AMENDMENT APPLICATION

Brown Dryer Karol (Quadrant Dental Technologies Inc.)

181 Finch Avenue West

Ward 10-North York Centre

UDOZ-99-02

Purpose:

This is a preliminary report on an application to amend the Official Plan and Zoning By-law to permit a medical office with an accessory dental laboratory and a professional office within a new 2 storey building.

Recommendations:

It is recommended that:

(1)staff consult with the local Councillors to determine an appropriate Community Consultation process; and

(2)staff be directed to prepare a Final Report on the application and provide Notice of the Statutory Public Meeting at the appropriate time.

Background:

Proposal:

The application proposes an official plan and zoning by-law amendment to permit a medical office with an accessory dental laboratory and a professional office within a new 2 storey building. The site is located on the south side of Finch Avenue West between Finchurst Avenue and Senlac Road and opposite an existing commercial plaza at the corner of Finch Avenue and Grantbrook Avenue. The site is currently used as a single family dwelling.

A similar zoning amendment application at 142 Finch Avenue West under application number UDZ-97-14 previously filed by this applicant has been withdrawn. The current proposal is summarized in the table on the next page.

The proposed site plan is shown on Schedule "C".

Planning Controls:

Official Plan and Zoning:

The site is located within the Central Finch Area Secondary Plan. The site is designated Central Finch Mixed Use 1 (CFMU-1). The applicant has requested an amendment to the Official Plan to provide a specific development policy within the Central Finch Secondary Plan that will permit a dental laboratory as a use accessory to the medical office proposal. The site is zoned R4 (One-family Detached Dwelling Zone). A zoning amendment is required to permit the proposed uses.

For the Official Plan designations and zoning for the site and the surrounding area, refer to Schedules "A" and "B" attached.

Discussion:

Central Finch Secondary Plan:

Land Use:

The Central Finch Mixed Use - One (CFMU-1) designation encourages a wide mix of uses, including multiple-family residential, retail and service commercial, office and institutional. The proposed office use on the ground floor is consistent with the intent of the Central Finch Mixed Use-One designation.

Density

The Central Finch Mixed Use-One designation permits a maximum density of 0.75 FSI for commercial uses. The proposed development conforms with the plan's maximum density.

Height and Massing:

In order to ensure compatibility with adjacent residential lands, the Secondary Plan limits proposed buildings on lands designated CFMU-1 to a maximum height of two storeys and that any part of the building shall not exceed 70 percent of the horizontal distance separating that part of the building from the nearest residential property line that coincides with the boundaries of the Secondary Plan area, provided that the horizontal setback is not less than 9.5. The proposal conforms to these criteria in the Official Plan.

Urban Design

The design and layout of the site is an important aspect of the Central Finch Plan. The Central Finch Plan stresses the importance of the following design and site plan matters:

• a definition of street edge and an attractive streetscape;
• the need for a buffer for the stable residential area;
• the retention of existing mature, healthy trees, and the planting of mature and healthy trees wherever possible to contribute to the buffer area and overall landscaping of the site;
• lighting that does not illuminate adjoining stable residential properties;
• garbage storage and recycling facilities; and
• the design and location of buildings, structures, mechanical equipment, vents, pedestrian entrances and walkways, parking areas and internal driveways, and landscaping to be carefully coordinated to minimize conflicts between activities on site and on adjoining sites.

The applicant will be subject to site plan review process which will use the above urban design principles in the review of the proposed site plan.

Parking:

Under the Zoning By-law the proposal requires a minimum of 17 parking spaces. The applicant is proposing to provide 12 parking spaces, a deficit of 5 parking spaces. The applicant has provided a parking demand analysis prepared by Read, Voorhees and Associates Limited which supports the proposed reduction in parking. The parking demand analysis will be reviewed by staff as part of the processing of this application.

City Wide Issues:

None.

Conclusions:

A final report will be prepared for the Community Council upon further review of the application for a new dental laboratory and office building at 181 Finch Avenue West.

Contact Name:

Randy Jones, Planner

Telephone: (416) 395-7137

Bryan W. Tuckey

Director, Community Planning, North District