STAFF REPORT
October 18, 1999
To: North York Community Council
From: Rob Dolan, Director, Community Planning, North District
Subject: PRELIMINARY EVALUATION REPORT
ZONING AMENDMENT APPLICATION
Jeniwin Limited
1549 Avenue Road
NorthYork Centre South (Ward 9)
FILE NO: UDZ-99-24
Purpose:
This is a preliminary evaluation of an application to amend the Zoning By-law in order to permit parking to be located on
the rear portion of the site in conjunction with a proposed one-storey building addition to the existing retail building at
1549 Avenue Road.
Financial Implications and Impact Statement:
All of costs associated with the processing of this application are included within the 1999 Operating Budget.
Recommendations:
It is recommended that:
1. Staff be directed to prepare a Final Report on the application and provide Notice of the Statutory Public Meeting at the
appropriate time;
2. That the applicant obtain site plan approval prior to the enactment of the Zoning By-law.
Background:
Proposal:
The site is located on the south-east corner of Douglas Avenue and Avenue Road. The applicant is proposing to construct a
one-storey addition to the rear of the existing retail building (lighting store) and is providing a new parking area at the rear
of the site. He is requesting a zoning amendment to rezone the rear portion of the site from R3 to C1 in order to provide
parking that will comply with the parking requirements of By-law #7625. The applicant has applied for site plan approval
which will be processed concurrently with the rezoning application.
The rear portion of the site, which is zoned R3, was purchased by the applicant many years ago and abuts ravine lands at
the rear of the site which are zoned O1 (Public Parks Zone). The R3 portion of the site has no direct access onto Douglas
Avenue and has commercial uses located immediately to the east and south. The proposal is for a phased development that
consists of two separate building additions. The first phase, which has already been constructed, was for a one- storey
addition to the front of the existing retail building and required only a building permit. Phase II is for a one storey addition
to the rear of the existing building and the laying out of a new parking area which will require rezoning and site plan
approval. Pertinent site statistics are outlined below.
| Site area |
20,690 sq.ft. (C1) |
3,908 sq.ft. (R3) |
24,598 sq.ft. Total Site Area |
| Gross Floor Area |
Existing G.F.A. (including
front addition): 6,838 sq.ft. |
Proposed G.F.A:. 2,400 sq.ft. |
Total G.F.A:. 9,238 sq.ft. |
| Coverage |
Existing: 27.2% |
Proposed: 5.6% |
Total coverage: 32.8% |
| Parking |
|
|
Total: 31 spaces |
Official Plan:
The site is designated Arterial Corridor Area (ACA) which permits all those residential uses permitted in the Residential
Density Five (RD-5) land use district, institutional uses, retail, service-commercial and office uses.; public parks and
recreational uses; and post secondary and commercial schools. The maximum density for commercial uses on lands
designated ACA is 1.0 F.S.I.
Zoning:
The front portion of the site is currently zoned C1 (commercial) and the rear portion is zoned R3 (One Family Detached
Dwelling Third Density Zone). The applicant intends to locate parking on the R3 portion of the site in order to satisfy the
parking requirements of By-law #7625 for both the existing building and addition which would require the provision of an
overall total of 30 parking spaces.
The Zoning By-law does not permit commercial parking to be located on the lands zoned residential (R3) and as such the
applicant is seeking to rezone the rear portion of the site from R3 to C1.
Community Consultation:
A Community Consultation meeting with the two area ward Councillors has been scheduled for November 8,1999.
Comments
A preliminary staff review of the application has identified the following planning issues which require resolution.
1. The subject lands lie within Toronto Region and Conservation Authority (TRCA) Flood Plains and Fill Regulations
Line. The location and layout of the parking area within the 10 metre setback Valley Land Impact Zone will be reviewed
jointly by TRCA and City staff.
2. The Works and Emergency Services Department (Transportation Services Division) have met with the applicant and
identified issues related to the proposed parking layout and loading operations. Further revisions to the layout may result in
changes to the parking layout and the number of parking spaces.
3. Additional tree planting along the Douglas Avenue boulevard will be examined.
Conclusions
The application conforms to the Official Plan policies with respect to the permitted use and density limits. The application
may, however, require further refinements to address the issues described in this report.
Contact:
Brian Lambourn
North York Civic Centre
Telephone (416) 395-7135
Fax: (416) 395-7155
e-mail: blambour@toronto.ca
ROB DOLAN
Director, Community Planning
North District
