4 VENN CRESCENT AND 2409 EGLINTON AVENUE WEST

PRELIMINARY EVALUATION REPORT ZONING BY-LAW

AMENDMENT OWNER: TERESA CIECIARA & JOSEPH STEPIEN

APPLICANT: JOSEPH STEPIEN - Ward 27 - York Humber

Director of Community Planning - West District

(September 23, 1999)

Purpose:

To provide preliminary comments on an application to amend a site-specific By-law to permit an extension to an existing dwelling in order to accommodate 3 residential apartment units and one retail store.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that:

(1)this report be received, and that the application continue to be circulated; and,

(2)upon completion of a Planning staff report, a public meeting to consider the application be scheduled for a meeting of Community Council.

Comment:

Site Description and Context:

The parcel of land is presently occupied by a Retail store fronting Eglinton Avenue West with a residential use above. The commercial component was formerly used as an Auto Glass Repair shop. The site grading slopes down to Eglinton Avenue resulting in a bungalow residential façade on Venn Crescent, while the lower retail level has access at grade onto Eglinton Avenue with the residential main level above. The lot has a frontage of 20.6m and a depth of 23.3m and is located on the southwest corner of Eglinton Avenue West and Blackthorn Avenue, with frontage also provided on Venn Crescent to the south (See Appendix 1 - Location Map). The subject site is abutted to the west and south by residential uses. On the north side of Eglinton Avenue West, the West Side Mall is situated. While to the east on the opposite side of Blackthorn Avenue, an Auto Collision and Retail Tire sales operation exists. The subject site is also abutted by a Mediacom billboard parallel to the east side property line.

Reason for Application:

The site is zoned Local Commercial-Residential (LCR) and is subject to specific provisions under zoning by-law 1-83 section 16.222 which identifies uses permitted on the subject lands. This section limits the range of commercial uses permitted and does not permit a retail store or dwelling units. Accordingly, an application to rezone the property to permit the proposed uses is required.

Project Information:

The applicant has proposed a two storey structural addition to an existing one storey building on the Eglinton Avenue West frontage of the property. The proposed addition will have a ground floor area of 39.02m² and will facilitate the proposed retail store having exposure from Eglinton Avenue West. The commercial use will have a total gross floor area of 96.24 m² and will be accessible from Eglinton Avenue West, with the 265.32 m² balance of the building being utilized for three two-bedroom residential units. The building façade visible and accessible from Venn Crescent will be converted to a two storey building from a bungalow while maintaining a residential character and use. Four off-street parking stalls are proposed on the east side of the property, parallel to the building.

Existing Use:Dwelling House and illegal retail store

Official Plan:Mixed Use

Zoning:LCR - Local Commercial-Residential

Gross Floor Area:361.56 sq.m

Residential:265.32 sq.m

Commercial:96.24 sq.m

No. of Residential Units:3

Height:3 storey on Eglinton Avenue West

Parking Required:5

Parking Proposed:4

Issues:

Local issues include compliance with the general provisions and performance standards of zoning By-law 1-83.

Conclusion:

The application is currently under circulation. A staff report will be distributed to Councillors and will be available for review to the public. A Community meeting will be held prior to the completion of the final staff report, if deemed necessary by the Ward Councilors, given the minor nature of this application.

Contact Name:

Philip Carvalhinho, Assistant Planner

Community Planning, West District

Tel: (416) 394-2618Fax: (416) 394-2782