April 12, 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 BY-LAW AMENDMENT
Brown, Dryer, Karol for Judy Cohen in Trust
718 Sheppard Avenue West
Ward 8 - North York Spadina
UDZ-99-09 and UDSP-99-028
Purpose:
The purpose of this report is to provide a preliminary evaluation of an application to amend
the zoning by-law to permit the redevelopment of the site with a three storey retirement home
consisting of 30 units.
Recommendations:
It is recommended that:
(1)staff make the necessary arrangements for community consultation as may be required
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:
The applicant proposes a zoning by-law amendment to permit a 3 storey, 30 unit retirement
home which will be privately operated. The building will incorporate shared facilities such as
common kitchen, dining room, lounge and library areas. The proposed building will be
constructed in two phases; 18 units in phase one and 12 units in phase two. The pertinent
statistics for this development are as follows:
| SITE STATISTICS |
| Lot Area |
873 square metres |
| Gross Floor Area |
1092 square metres |
| FSI |
1.25 |
| Parking |
8 spaces |
| Height of Dwelling |
3 storeys and 9 metres |
| Yard Setbacks:
-front
-rear
-west side yard
-east side yard |
5.66 metres
5.77 metres
1.22 metres
6.26 metres |
Official Plan:
The subject property is designated Mixed Commercial Residential (MCR) within the
Sheppard West/Dublin Secondary Plan, which permits residential uses, retail and service
commercial uses, office uses, community, government, educational and religious institutional
uses, parks and recreational facilities and public utilities. The secondary plan encourages
redevelopment and intensification of permitted uses in order to achieve a mix of uses along
the major arterial road. The maximum density permitted by the MCR designation for lots with
a frontage of less than 30 metres is 1.25 FSI.
Zoning:
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 permit the proposed
retirement home.
The Official Plan designation and zoning of the subject property and surrounding area is
attached as Schedules "A" and "B".
Discussion:
The site is located within the Sheppard West/Dublin Secondary Plan which permits, among
other uses, multiple family dwellings. The proposed retirement home conforms with the land
use and density permissions of the Secondary Plan. To determine the appropriateness of this
development the following issues must be addressed:
(a)urban design considerations such as building height, siting of the building , landscaping
and fencing will be reviewed to ensure the development addresses with the urban design
principals established in Part D.14, Section 3.4 of the Secondary Plan;
(b)the treatment of the building and the parking layout of the site given the rear property
line does not coincide with the boundaries of the Secondary Plan; and
(c)the parking arrangement and access onto Sheppard Avenue East.
City Wide Issues:
None.
Conclusions:
A final report will be prepared for the Community Council upon further review of the
application for a three storey, 30 unit retirement home.
Contact Name:
Anthony Rossi
North York Civic Centre
Telephone: (416) 395-7114
Fax: (416) 395-7155
Rob Dolan
Acting Director, Community Planning, North
Schedules:
A. Official Plan
B. Zoning By-law
C. Site Plan
D. Elevations
