November 9, 1999

To: North York Community Council

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

Subject: PRELIMINARY EVALUATION REPORT

DRAFT PLAN OF SUBDIVISION APPLICATION

Bethesda United Church

69 Larkfield Drive

UDSB-1244

Ward 9 - North York Centre South

Purpose:

This is a preliminary evaluation of a draft plan of subdivision to redevelop the 0.8 hectare site at 69 Larkfield Drive with 8 new single detached dwelling residential lots and a new public road.

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 a Statutory Public Meeting at the appropriate time.

Background:

Proposal:

The property at 69 Larkfield Drive is currently the site of Bethesda United Church. The Church has submitted a draft plan of subdivision to divide the site into 8 residential lots for single detached dwellings. Three of the lots would front onto Larkfield Drive and the remaining five lots would front onto a new public road and cul-de-sac (see Schedule "C").

The pertinent statistics of the proposal are listed below:

In January 1999, the Committee of Adjustment approved an application by Bethesda United Church to sever part of the Church lands to create two new residential lots. The two new residential lots front onto Rippleton Road, one of which will also abut the new road proposed by this new application. The remainder of the Church's site is the subject of this application.

Official Plan:

The site is designated RD1 (Residential Density One) in the Official Plan which permits single detached and semi-detached dwellings, public facilities such as parks and essential services, and community institutional uses such as community centres, schools and places of worship (see Schedule "A"). The RD1 designation permits single detached dwellings at a maximum density of 20 units per net hectare (8 units per net acre). Where an area has developed with residential lots substantially larger than the typical residential lot in the City, it is the intent of the Official Plan that the existing low density of the area shall be maintained. Notwithstanding the permitted density of the RD1 designation, no new lots are to be created by land severance which have lot sizes substantially smaller than the general lot sizes in the surrounding area.

It is intended that when permitting development in, or adjacent to, areas designated RD1, particular regard shall be given to the character of the existing and approved development in the surrounding area. This is to ensure compatibility with the existing development and compatible built form.

Zoning:

The site is zoned R4 (One Family Detached Dwelling Fourth Density Zone) which permits single detached dwellings (see Schedule "B"). The R4 zone requires single detached dwelling lots to have a minimum area of 550 m² and a lot frontage of 15 metres, a maximum lot coverage of 30%, and a maximum building height of 2 storeys and 8.8 metres. The applicant has indicated that the proposal is to comply with the R4 zoning regulations.

Comments:

The following initial planning considerations have been identified:

Area Zoning and Compatibility:

The development will be reviewed in the context of the character of the area. This includes considerations of the overall density and zoning provisions for the proposed development. The proposed lots exceed the minimum lot frontage and lot area requirements of the R4 zone.

Built Form and Open Space:

Section 4.2 of Part C.4 of the Official Plan requires development within stable residential neighbourhoods to maintain compatible built form relationships and ensure that the scale, built form and massing is sensitive to the character of the surrounding neighbourhood. The applicant will be requested to prepare Urban Design Guidelines, which address the siting and design of the proposed single detached dwellings. These urban design guidelines should form part of the subdivision agreement approved for the property.

The applicant will also be requested to provide a landscape plan showing existing landscaping to be retained as well as building elevations and a site plan of building envelopes which show that the proposal complies with the building setbacks and lot coverage requirements of the R4 zone. These should be available for the community consultation meeting.

New Road:

A new road of 18.5 m width, and cul-de-sac are proposed to serve five of the new lots. The new road and cul-de-sac will have to meet the requirements of Works and Emergency Services.

Easements:

Two of the new proposed lots (1 and 2) have existing easements along the rear of these lots in favour of Bell Canada and Ontario Hydro.

Conclusions:

The applicant is requesting approval of a draft plan of subdivision for 8 new single detached dwelling residential lots. Staff, in consultation with the local Councillors, will schedule a community consultation meeting with area residents. A final report will be prepared which examines all pertinent issues, subsequent to community consultation.

Contact:

Nimrod Salamon, Senior Planner

North York Civic Centre

Telephone: (416) 395-7134

Fax: (416) 395-7155

Rob Dolan

Director, Community Planning, North District

List of Attachments:

Schedules:

A. Official Plan Map

B. Zoning Map

C. Site Plan

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