October 26, 1999

To: North York Community Council

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

Subject: PRELIMINARY ASSESSMENT REPORT

ZONING AMENDMENT APPLICATION

SUBDIVISION APPLICATION

Weston Consulting Group Inc for Metrodome Properties Inc.

5365 Leslie Street

Ward 12 - Seneca Heights

UDZ-99-29 and UDSB-1243

Purpose:

This is a preliminary evaluation report of an application to amend the Zoning By-law and a draft plan of subdivision to permit the redevelopment of the former McDougald Estate on the east side of Leslie Street, south of Finch Avenue East, with 77 single family detached lots including a lot for the existing historic house, as well as a new public road, public park and walkway.

Financial Implications and Impact Statement:

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 consultation meeting with area residents; and

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

Background:

Proposal:

The property at 5365 Leslie Street, the former McDougald Estate, currently contains an existing 2-storey historic main house, known as "Green Meadows", as well as accessory frame dwellings, a horse barn and stables, garages, kennels, a gatehouse, pump house, pool shed and swimming pool. The property was severed in 1969 from the 210 acres of the McDougald farm.

The applicant proposes an amendment to the Zoning By-law and subdivision of the lands to create 77 single family residential lots, a new public park and walkway. Green Meadows would be maintained on one of the new lots.

The subdivision is proposed to have a single access from Leslie Street, and a new public road with a short cul-de-sac providing access for the Green Meadows house. There would no vehicular access to the adjacent streets. The proposed walkway would allow pedestrian access to the neighbourhood to the east via the City-owned "Block C" on the west side of Seneca Hill Drive.

A public park equal to 5% of the site would be located adjacent to the historic house. The park and the access from Leslie Street are strategically located to maintain the existing view of the main house from the arterial road.

The pertinent statistics of the proposal are listed below:

Official Plan:

The proposal generally conforms to the use and density policies found in Part C.4 of the Official Plan. The site is designated Residential Density One (RD1), which permits single detached dwellings at a maximum density of 20 upha (8 upa), and semi-detached dwellings at 30 upha (12 upa), subject to certain criteria. These policies further promote development in RD1 areas which is sensitive to, and compatible with, the existing character of the area.

Green Meadows is listed on the City's inventory of heritage properties. The proposal is therefore subject to Part C.3, Heritage, of the Official Plan. The policies promote the retention of heritage buildings, and their use in a manner which is sympathetic to their character as buildings of architectural or historic interest. Any new buildings should enhance the heritage building, and maintain or create good public views of the structure.

Zoning:

The lands are currently zoned RR (R2). The R2 zone, which applies to lands serviced by municipal water and sanitary sewer systems, permits single detached dwellings, home occupations of teachers, recreational uses including parks, schools, libraries, places of worship and day nurseries located in schools. The proposal would require a number of amendments to the regulations for the R2 zone.

Comments:

The following initial planning considerations have been identified:

Proposed Zoning Provisions:

The applicant has proposed zoning provisions most similar to the R6 zone, with exceptions for aggregate side yards, rear yards, coverage and building height. Conceptual elevations and building envelopes are attached as Schedule "D" and "E".

The Official Plan provides that when considering development proposals involving a heritage building which has been designated, or is subject to a notice to designate, under the Ontario Heritage Act, Council may offer special consideration and/or bonuses with respect to uses, densities, setbacks, heights, yards and other site requirements in order to secure the retention and/or appropriate use of the heritage building.

While Green Meadows is not yet a designated heritage property, the applicant has committed to the to the preservation of the house. The proposed zoning provisions are similar to those Council approved for the Balmoral subdivision east of Wilson Heights Boulevard, south of Sheppard Avenue West.

Heritage Preservation:

Green Meadows was formerly the property of John Angus McDougald, a notable Canadian financier and businessman. This unique estate house, constructed circa 1947, was designed in the Colonial Revival style, with a temple front as the focus of the front elevation. The applicant has proposed that the house be retained in its existing location, which will enhance its historic value. The house would be renovated and a new front door added facing the new cul-de-sac, while the existing front façade would be retained and act as a side entrance. The house would be sold as a private residence, on the proposed Block 59. Part lot control, or a heritage easement in favour of the City, should be considered to ensure that Green Meadows is retained by future owners.

It may be possible to incorporate certain elements of the other structures and features on the property into the proposed park. The applicant has submitted a Heritage Impact Assessment, which has been forwarded to the Culture Branch of the Economic Development, Culture and Tourism Department for comment.

Tree Preservation:

Preservation of trees in the rear yards of the proposed lots and other large significant trees on the site are important issues for both the City and the abutting residents who have enjoyed living next to the estate for many years. The applicant has submitted a Vegetation Assessment Report for review.

Walkways:

The proposed 3 m (10 ft) walkway connecting through to Seneca Hill Drive will allow children from the new houses to walk to the schools to the east. The City should also establish an appropriate walkway on Block C, which was originally set aside for a potential road connection to the east. Within the subdivision, pedestrian access to, and safe use of, the proposed park could be enhanced with a second walkway from the north proposed road between Blocks 73 and 74. This would necessitate a narrowing of the proposed frontage of the corner lot Block 77.

Urban Design:

The applicant should submit an illustrated concept of development that illustrates the distinctive character of the new subdivision and how it supports and enhances the visibility and interpretation of the historic house.

The concept plan will show:

- elevations and the character of the houses in the new development including the relationship of the houses to the new streets

- the streetscape and gateway concept from Leslie Street

- the historic house and its relationship to the existing landscape, the new park and its edges and to Leslie Street and the gateway entrance.

This concept will be used to prepare Site Plan and Design Guidelines for inclusion in the Final Report.

Conclusions:

The proposed subdivision of single detached dwellings conforms to the Official Plan. The location of the proposed road access and park will provide a vista and tree lined approach from Leslie Street to the historic Green Meadows house, which will be preserved in its original location. Detailed review of the various heritage features of the estate will be required. The development will be subject to urban design guidelines.

If the proposed subdivision is approved, the City should give Notice of a proposed Official Plan amendment to redesignate the new park as Local Open Space (LOS) and a proposed rezoning of the lands to O1 (Open Space).

Contact:

Ruth Lambe, Senior Planner

North York Civic Centre

Telephone: (416) 395-7110

Fax: (416) 395-7155

E-mail: rlambe @toronto.ca

______________________________

Rob Dolan

Director, Community Planning, North District

List of Attachments:

Schedules:

A Official Plan Map

B Zoning Map

C Site Plan

D Streetscape (Elevations)

E Proposed Zoning (Building Envelopes)