June 8, 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 APPLICATIONS

WESTON CONSULTING GROUP FOR 1333955 ONTARIO INCORPORATED

1723 Finch Avenue West

Ward 7 - Black Creek

UDOZ-99-11

Purpose:

This report provides a preliminary evaluation of an application for an official plan and zoning by-law amendment for the development of 24 condominium townhouse units on a private road at 1723 Finch Avenue West.

Recommendation(s):

It is recommended that:

(1)staff, in consultation with the local councillors, determine appropriate community consultation; and

(2)staff prepare a final report evaluating the official plan and zoning amendment proposal, and provide notice of a statutory public meeting at the appropriate time.

Background:

Proposal

The applicant proposes official plan and zoning by-law amendment applications in order to permit the construction of 24 condominium townhouse units, as shown on Schedule "C". The site is currently vacant.

To the west of the site is the Northminster Baptist Church and the York Woods Public Library. Located east and south of the site is Derrydowns Park, owned by the Toronto Region Conservation Authority. High rise residential uses are located on the north side of Finch Avenue West.

The pertinent statistics are as follows:

Official Plan

The site is located in the Jane Heights Residential Community.

The property is designated General Institutional which permits major institutional uses that serve the health care, religious, educational, cultural and social needs of the residents of North York and the surrounding area. (Schedule "A").

There are criteria in the Official Plan to guide the redesignation of non-residential lands to residential. Council may consider official plan amendment applications that propose to redesignate non-residential land to residential when, in Council's's opinion, community services and facilities are in place or can be provided to serve the proposed residential development and the cumulative impact of the redesignation of lands for residential use does not have an undue negative impact on existing community services and facilities and transportation facilities and municipalities servicing capacities.

Where community services and facilities are not in place, Council may consider applications to redesignate lands for residential use provided the proposed development includes facilities, services or amenities which contribute to the provision of identified community service and facility needs and that such services and facilities can be provided at the time of occupancy of the proposed residential development. Council may waive this requirement when it can be clearly demonstrated that the nature of the proposed residential development is such that no new community services or facilities would be required or there is no impact on existing community services and facilities.

In addition, Council may consider applications to redesignate non-residential land to residential land use when one of the following conditions apply:

1)There is a demonstrated need to improve or rejuvenate areas due to obsolescence or physical decline; or

2)The introduction of residential land use will not jeopardize the continued viability of commercial, industrial, institutional and open space land uses.

These criteria will be addressed in the evaluation of the application. Based on current information, the property appears to be a good candidate site for redesignation and should be pursued.

Zoning

Multiple-Family Dwelling Sixth Density Zone (RM6).

The existing zoning on the site is RM6 and site specific by-law 27683 permits a nursing home including doctors' and dentists', retail store, pharmacy, barber/beauty shop and associated recreational uses. (Schedule "B") The site is currently vacant.

The applicant is requesting an amendment to the zoning by-law to permit multiple attached dwellings.

Discussion:

(1)Planning Considerations

Planning considerations identified at this time include the impact on the adjacent valley lands, urban design and the provision of community services, and are discussed as follows.

Impact on Valley Lands

The site is located partially within the valley corridor of the Humber River, adjacent to the Black Creek, and is subject to the policies and regulations of the Toronto and Region Conservation Authority (TRCA).

The TRCA require confirmation of the staked top-of-bank on the site and completion of a geotechnical report to determine the long term stable slope line (top-of-bank) prior to providing comments on the development proposal. Any lands below the stable top-of-bank are to be set aside for public acquisition in accordance with the policy of TRCA and zoned appropriately to prohibit structural encroachment.

Urban Design

To enhance the public nature of the valley, the site and buildings should be reorganized to place the fronts of the townhouses along the valley edge so that the front yard becomes the rear yard. Promontories should be located between the buildings to provide for views into the valley lands. Parking and servicing should be accessible by the private rear road.

A landscape plan should be submitted which includes detailed information on the Finch Avenue streetscape and the methods of providing screening to promote private outdoor areas in the rear of units. An arborist report should be submitted which provides additional information on the existing trees on the site.

Community Services and Municipal Facilities

Community services and municipal facilities will be examined to ensure that such services are in place or can be provided to serve the proposed residential development. The cumulative impact of the redesignation of lands for residential will be examined to ensure that it does not have an undue negative impact on existing community services and facilities and transportation facilities and municipalities servicing capacities.

Conclusions:

The application to permit the redevelopment of this site for 24 condominium townhouse units raises some issues concerning the impact on the adjacent valley lands, urban design and the provision of community services. These issues will be evaluated in the context of the official plan policies for redesignation of non-residential lands for residential use.

Contact Name:

Gwen Manderson, Senior Planner

North York Civic Centre

Telephone: (416) 395-7117

Fax: (416) 395-7155

E-mail: gmanders@city.north-york.on.ca

______________________________

Rob Dolan

Acting Director, Community Planning, North

Schedules

Schedule "A"Official Plan

Schedule "B"Zoning

Schedule "C"Site Plan

Schedule "D" Elevations