450 GILBERT AVENUE - PRELIMINARY EVALUATION REPORT

ZONING BY-LAW AMENDMENT APPLICATION

Ward 28, York Eglinton.

Director of Community Planning, West District

(February 17, 1999)

Purpose:

To provide preliminary comments on an application by 1289643 Ontario Ltd., to amend Zoning By-law 1-83 from PE-Prestige Employment Zone to R2-Residential Zone to permit the development of five pairs of semi-detached dwellings.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. No impacts on capital or operating budgets have been identified.

Recommendation:

It is recommended that:

(1)this application be presented in conjunction with the Community Information Meeting to be held on the application (File No. R98-01 consisting of three pairs of semi-detached dwellings) abutting the proposal; and,

(2)the application continue to be circulated and following completion of the staff report, a Public Meeting be scheduled by Community Council.

Background:

The 3,433 m² (0.85 acre) vacant property was formerly used for furniture manufacturing (EmpireFurniture Manufacturing Co. Ltd.) and is located on the west side of Gilbert Avenue, south of Eglinton Avenue West (See Appendix 1 - Location Map). A similar application, located to the south of the site (File No. R98-01 consisting of three pairs of semi-detached dwellings), is currently under review. Industrial uses are located to the north. The Canadian National Railway line and a warehouse and distribution use abut the property to the west. Single family dwellings are located to the east, opposite Gilbert Avenue.

The site is designated Employment in the York Official Plan. This designation generally provides for a wide range of employment activities. Residential and live/work uses may, without amendment to the Official Plan, be introduced subject to certain criteria (contained within Section 12.8 of the Plan) for considering the appropriateness of the residential use. Staff are currently reviewing the application for compliance with the Official Plan. The site is zoned PE-Prestige Employment under Zoning By-law 1-83 which does not permit residential uses and therefore an amendment is required.

Comment:

The applicant is proposing five pairs of semi-detached dwellings oriented towards Gilbert Avenue. All of the dwellings would be freehold and two and one-half storeys in height. Mutual easements are proposed between each pair of semi-detached dwellings for maintenance and access purposes. Parking would be provided in attached, single car garages with direct access from Gilbert Avenue (see Appendix 2 - Site Plan).

Project Information:

Existing Use:vacant industrial property

Official Plan:Employment

Zoning:PE - Prestige Employment

Proposed Zoning:R2-Residential Zone (R2)

Site Area:3 433 m²

Proposed GFA:1 560 m²

Issues:

Confirmation of compliance with the criteria set out in Section 12.8 of the Official Plan for the introduction of residential uses in Employment designations including:

1) location's potential for employment activities;

2)impact of residential, live-work development on existing employment and residential activities in the surrounding area;

3)environmental suitability (including soil conditions) for residential development;

4)availability of social and community services and residential amenities.

Staff will also consider conflicts with existing industrial and Canadian National Railway uses, separation distances and buffering.

Conclusion:

As noted, the application is in circulation and a staff report is expected to be available in the spring of 1999. This proposal should also be the subject of a Community Information Meeting to present this proposal to the local community. In accordance with the direction given by Community Council on the application to the south (File No. R98-01 consisting of three pairs of semi-detached dwellings) to hold a Community Information Meeting prior to the staff report being prepared, staff suggest that given the proximity and similarity of the abutting application, the Community Information Meeting could deal with both applications that are currently being reviewed by staff.

Contact Name:

Paulo Stellato, MCIP, RPPTel: (416)394-6004

Community Planning, West DistrictFax: (416)394-6063

(A copy of Appendix 1 and 2 referred to in the foregoing report was forwarded to all members of Council, with the agenda of the York Community Council for the meeting of February17and18,1999, and a copy thereof is on file in the Clerk's Division, YorkCivicCentre.)