March 29, 1999
Urban Planning and Development Services
To:North York Community Council
From:Rob Dolan
Acting Director, Community Planning, North District
Subject:PRELIMINARY EVALUATION REPORT
Zoning Amendment Application
Eduardo Manapul
276 Duplex Avenue
UDZ-99-03
Ward 10 - North York Centre
Purpose:
This is a preliminary evaluation of an application to amend the Zoning By-law to permit a
portion of a residence to be used as a physiotherapy clinic at 276 Duplex Avenue.
Recommendation(s):
It is recommended that:
(1)staff consult with the local Councillor to determine an appropriate Community
Consultation process; and,
(2)staff be directed to prepare a Final Report on the application and to provide a Notice of
the Statutory Public Meeting at the appropriate time.
Background:
The applicant is proposing to use a portion of the main floor of an existing one & one half
storey house as a physiotherapy clinic.
Statistical information concerning the application is provided on the following chart:
| Lot size |
529.54 m2 |
| Lot frontage |
15.25 m |
| GFA of residence |
175.50 m2 |
| Floor area proposed for
medical office |
29.45 m2 (16.70%) |
| Parking proposed |
3 spaces - two residential (one in garage) and one
commercial parking space. 3 spaces are required by
the zoning by-law based upon 2 spaces for residential
use and 1 space for commercial use (at 1 space per 24
m2 of GFA). The official plan contains the City
Centre Parking Policy which limits parking within
proximity to rapid transit. |
Official Plan:
The property is located within the Uptown area and is designated Uptown Residential - One
(UR1) (Schedule A). Commercial, residential, institutional and recreational uses are permitted
to a maximum 4.0 FSI with allowable commercial to 20% of the GFA.
Zoning:
The site is zoned R6 - One - Family Detached Dwelling Sixth Density Residential (R6) Zone
(Schedule B).
Discussion:
No changes are proposed to the exterior of the building. Adjustments will be made to the
driveway to accommodate the parking area, as illustrated on the site plan (Schedule C).
The proposed change in land use conforms with the official plan since:
- the lands are located within the redevelopment area of the Uptown;
- the Uptown Plan permits 20% of the GFA to be devoted to commercial uses in this
location, while this application is for 17%; and,
- the nature of this use would not appear to prejudice the long-term development in
accordance with the policies of the official plan.
The applicant proposes this use as a suitable transitional land use for this location, pending the
longer term redevelopment of the area since the proposal:
- can maintain the residential use and character of the area;
- can result in upgrading of the property and landscaping; and,
- is located near to other established professional clinics (east side of Duplex Avenue on the
ground floor of the senior's building).
If this is to be a transitional use, then care will need to be taken in the planning review to
ensure that the appearance of the property blends with and enhances the neighbourhood.
Approval of a landscape plan may be required showing the following:
- parking and driveway dimensions
- details about the proposed plantings
- preservation of the existing large deciduous tree in the frontyard
- the amount of hard surfacing to be provided in the frontyard
Conclusion:
The applicant is proposing a physiotherapist clinic in a residence located within the Uptown
area and this application will therefore be evaluated in accordance with the policies of the
Uptown Plan. Landscaping and site design will be examined to ensure the appearance of the
property blends with and enhances the neighbourhood. All preliminary planning
considerations and issues identified in this report will be assessed in the Final Report.
Contact Name:
Mavis Urquhart
North York Civic Centre
Telephone: (416) 395-7106
Fax: (416) 395-7155
E-mail: murquhar@toronto.ca
Rob Dolan
Acting Director, Community Planning,
North District
Schedules:
A.Official Plan designations
B.Zoning
C.Site Plan
