March 5, 1999

To:North York Community Council

From:Rob Dolan

Acting Director, Community Planning, North District

Subject:PRELIMINARY EVALUATION REPORT

OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT

LOBLAWS PROPERTIES LIMITED

1827 Lawrence Avenue West

Ward 6 - North York Humber

UDOZ-99-04

Purpose:

The purpose of this report is to provide a preliminary evaluation of an application to amend the Official Plan and Zoning By-law to expand the commercial C1(91) zoning of the adjacent commercial uses to the west at 1675 Jane Street, Mr Transmission and the Loblaws No Frills Store, to include an additional lot at 1827 Lawrence Avenue West. If expansion of the Arterial Corridor Area designation and commercial zoning is approved, it is also the applicant's intention to amend its existing site plan approval to introduce a new driveway access, additional parking and landscape buffering elements at this location.

Recommendations:

It is recommended that:

(1)staff make the arrangements for community consultation with the Ward Councillors; and

(2)staff prepare a final report evaluating the proposal and provide notice of a Statutory Public Meeting at the appropriate time.

Background:

History:

On June 5, 1998, Council approved application UDZ-97-49 and enacted By-law 334-1998, to allow the construction of a retail store (No Frills) on a vacant portion of the adjacent property to the west. The entire site is the subject of an existing site plan approval which will also need to be amended to reflect this rezoning. The new retail store is currently under construction.

Proposal:

The applicant has purchased the property at 1827 Lawrence Avenue West in order to expand their commercial property at 1675 Jane Street. The existing bungalow located at 1827 Lawrence Avenue would be demolished to allow for access improvements onto Lawrence Avenue West and possibly to permit up to 15 additional parking spaces. The proposed additional parking is beyond that required under the current zoning. The applicant's existing and proposed site plan is shown on Schedule "C".

Official Plan:

The subject property at 1827 Lawrence Avenue West is designated Residential Density One (RD1), which permits primarily single and semi-detached dwellings. An Official Plan Amendment is required to expand the boundary of Arterial Corridor Area (ACA) area to include the subject property at 1827 Lawrence Avenue West. Lands designated as an ACA are permitted a mix of residential, commercial and institutional uses. For commercial developments, densities up to 1.0 F.S.I. are permitted.

Part C.10 of the Official Plan establishes Council's policies for the alteration of Arterial Corridor Area boundaries. The boundaries are generally the rear or side property lines of properties fronting or flanking an arterial road. The boundaries may be refined in Secondary Plans in Part D of the Official Plan.

The boundaries of individual Arterial Corridor Areas, may be altered to include additional lands when:

1)additional lands are needed to create more feasible development parcels on the arterial road;

2)adjacent lands show redevelopment potential because they are: under-used; show evidence of physical decline, or are occupied by obsolete uses;

3)lands fronting onto the arterial have significant variations in depth so that additional lands are needed to provide for a more consistent pattern of development; or

4)additional lands are needed to provide for an appropriate transition between development on the arterial road and neighbouring low-density residential areas.

Zoning By-law:

The subject property is zoned One Family Detached Dwelling Fourth Density Zone (R4) by by-law 7625, as amended. An amendment to the by-law is required to expand the commercial C1(91) Zone. Appendix "A" summarizes the zoning regulations which apply to the No Frills site.

The Official Plan designation and zoning of the subject property and surrounding area are shown on Schedules "A" and "B".

Discussion:

The subject property is located adjacent to an Arterial Corridor Area (ACA), which are lands recognized for potential reurbanization. The applicant proposes to expand their site to include the property at 1827 Lawrence Avenue West.

Planning considerations identified to date include the following:

(1)the stability of the existing homes fronting onto Lawrence Avenue West at this location;

(2)ensuring compliance with urban design objectives of the Official Plan and the transportation network;

(3)relationship of any expanded parking area and access points abutting surrounding land uses;

(4)site plan considerations, including the access points, parking supply and arrangement, lighting, and landscaping and pedestrian linkage opportunities; and

(5)traffic levels, access and circulation, including turning movements.

Conclusions:

A final report be prepared for the Community Council upon further review of the application.

Contact Name:

Anthony RossiTelephone: (416) 395-7114Fax: 395-7155

______________________________

Rob Dolan

Acting Director, Community Planning, North District

Schedules:

Appendix "A" - Zoning Requirements for 1675 Jane Street

A. Official Plan

B. Zoning By-law

C. Site Plan

APPENDIX "A"

* The front yard setback requirement for 1675 Jane Street is regulated under the C1(91) Exception Zone. No minimum front yard setback shall be required and the maximum front yard setback shall be 9.7 metres.