STAFF REPORT

October 27, 1999

To: North York Community Council

From: Rob Dolan, Director, Community Planning, North District

Subject: PRELIMINARY EVALUATION REPORT

ZONING BY-LAW AMENDMENT APPLICATION

Gabor + Popper Architects Inc.

91 Hallsport Crescent (Parts 1 & 2)

Ward 7 - Black Creek

Purpose:

This is a preliminary evaluation of an application to amend the Zoning By-law to permit the construction of a semi-detached dwelling with two dwelling units at 91 Hallsport Crescent.

Financial Implications:

All of the costs associated with the processing of this application are included within the 1999 Operating Budget.

Recommendations:

It is recommended that:

(1) staff, in consultation with the local Councillors, schedule a community meeting with area residents; and

(2) staff prepare a Final Report evaluating the proposal and provide Notice of a Statutory Public Meeting at the appropriate time.

Background:

Proposal:

The applicant proposes a zoning by-law amendment to permit a semi-detached dwelling with two units on a vacant lot. Relevant statistics of the proposal follow.

Proposal - Semi-Detached Dwelling

Official Plan and Zoning:

The subject lands are designated Residential Density One (RD1) in the Official Plan, which permits single detached and semi-detached dwellings. The lot is zoned Single Family Detached Dwelling Zone (R5), which permits single detached dwellings. Schedules "A" and "B" illustrate the Official Plan designations and zoning of the subject property and surrounding area.

Site Context:

The subject lands are presently vacant, and are located west of Keele Street and north of Wilson Avenue. To the north and west of the lands are detached dwellings. Semi-detached dwellings are located south and north-east of the property. Multiple-family residential and commercial uses are located east of the property.

In 1975, Council rezoned the two properties directly south of the subject lands from R5 to Multiple-Family Dwellings Second Density Zone (RM2) in response to a rezoning application. The properties (20 and 22 Victory Drive) have been developed with two semi-detached dwelling units which are detached above grade. The owner of the subject lands also owns 22 Victory Drive.

Comments:

Official Plan:

The application conforms to the Official Plan insofar as Section 3.3.1 allows Council to consider rezoning applications that permit semi-detached dwellings in RD1 designations where the location forms an edge between RD1 and RD2 to RD5 land uses. The subject property directly abuts lands designated RD3 (see Schedule "A").

With respect to density, the Official Plan provides that the existing low density of the RD1 area be maintained, and that no new lots be created which have lot sizes substantially smaller than the general lot sizes of the surrounding area. Particular regard is to be given to the character of existing development in the surrounding area to avoid incompatible development and to maintain appropriate land use performances standards and to maintain or create compatible built form. Staff will analyze the character of the proposal in this context.

Zoning:

The application proposes a rezoning from R5 to RM2 (Specific) to permit construction of the semi-detached dwelling illustrated in Schedules "C" and "D". The following table highlights proposed lot sizes, lot coverage and yard setbacks.

The application proposes relief from a number of the RM2 zone provisions. Staff will evaluate the merits of these requests.

Urban Design:

The design, layout and landscaping of the proposed semi-detached dwelling should be sensitive to the existing low-density residential uses located west and north of the property.

Conclusions:

The applicant is requesting a zoning by-law amendment to permit the construction of a semi-detached dwelling with two units. It is recommended that Community Consultation be scheduled by staff, in consultation with the local Councillors, and that a Final Report be prepared to evaluate the proposal, with notice provided for a Statutory Public Meeting when appropriate.

Contact:

Gerry Rogalski, Planner

North York Civic Centre

Telephone: (416) 395-7104

Fax: (416) 395-7155

Email: grogals@toronto.ca

Rob Dolan,

Director, Community Planning, North District

List of Attachments:

A Official Plan Map

B Zoning Map

C Site Plan

D Elevations