|
Zoning Amendment Application UDZ-99-03 -
Francis and Rosalina Rementilla, c/o Eduardo Manapul -
276 Duplex Avenue - North York Centre
The North York Community Council, after considering the deputations and based on the findings of fact, conclusions and recommendations contained in the following report (September 22, 1999) from the Director, Community Planning, North District, and for the reasons that the proposal is an appropriate use of lands, recommends that the application submitted by Francis and Rosalina Rementilla, c/o Eduardo Manapul, regarding Zoning Amendment Application for 276 Duplex Avenue, be approved, subject to the conditions outlined in the referenced report:
The North York Community Council reports having held a statutory public meeting on October 12, 1999, with appropriate notice of this meeting, in accordance with the Planning Act.
The North York Community Council submits the following report (September 22, 1999) from the Director, Community Planning, North District:
Purpose:
This report provides final recommendations respecting an application to amend Zoning By-law 7625 of the former City of North York to permit a portion of a detached residential house at 276 Duplex Avenue to be used as a physiotherapy clinic.
Recommendations:
It is recommended that:
(1) the R6 zoning applicable to the subject property be amended to R6(9) to:
(a) permit a physiotherapy clinic with a maximum gross floor area of 30 m2, in addition to uses permitted in the R6 zone;
(b) require not less than three parking spaces, which are to be provided on the lot, of which two parking spaces are to be provided and maintained for the exclusive use of residents of the building; and
(c) define Front Yard Hard Surfaces, for the purposes of calculating the front yard areas of hard and soft landscaping, as the parking spaces and the driveway leading to the parking spaces; and
(2) prior to the introduction of the Bill in Council, the owner shall be required to provide a Letter of Credit in the amount of $7,800, to guarantee full completion of front yard landscaping requirements, in compliance with Landscape Plan No. L1, prepared by Eduardo Manapul, dated stamped as received August 27, 1999, as on file with the Director, Community Planning, North District.
Background:
Proposal:
The applicant proposes to use 29.5 m2 of the main floor of the existing detached 1.5-storey residential house at 276 Duplex Avenue as a physiotherapy clinic. Thirty square metres represents approximately 17% of the floor area of the building. The remainder of the building will continue to be used as a residence. The owner, who lives in the building, is a physiotherapist and will operate the clinic.
Statistical information pertaining to the application is provided in the following table:
|
Lot size |
529.5 m² |
|
Lot frontage |
15.3 m |
|
GFA of the existing residence |
175.5 m² |
|
GFA of the proposed medical office use |
29.5 m² |
|
Parking |
3 parking spaces: 2 parking spaces for the existing residential use and 1 parking space for the proposed commercial use |
Official Plan:
The property is located within the Uptown area of the North York Centre and is designated by the North York Centre Secondary Plan (OPA 447) as Uptown Residential-One (UR1). (See attached Schedule "A".) Commercial, residential and institutional issues are permitted by the UR1 designation applicable to the subject lands up to a maximum gross floor area of four times the area of the lot. Commercial uses are limited to 20% of the permissible GFA.
Zoning:
The site is zoned One-Family Detached Dwelling Sixth Density Residential (R6). (See attached Schedule "B".) The applicable zoning does not permit the proposed use.
Comments:
Planning considerations:
No changes are proposed to the exterior of the existing building. Minor changes, however, are proposed to the driveway and front yard to accommodate two outdoor parking spaces.
The property is located within a future redevelopment area of the Uptown. To ensure that the appearance of the property is compatible with the existing physical character of the neighbourhood, the applicant was requested to prepare a Landscape Plan for the outdoor parking and front yard areas. A satisfactory Landscape Plan has been submitted to this Department. Features of the Landscape Plan include:
- a variety of shrubs;
- preservation of the existing large deciduous tree;
- stone pavers surrounding the tree to allow for water seepage, and
- no changes to the width of the existing curb cut.
The application includes two parking spaces for the existing residential use and one parking space for the proposed physiotherapy clinic. One of the two parking spaces allocated to the existing residential use is located within the building’s garage.
The application was circulated to civic officials for comments. No concerns were raised respecting the proposed use. (See attached Schedules F to N.)
Community consultation:
In light of the relatively minor nature of this application, a community consultation meeting has not been held. Community concerns will be addressed at the statutory public meeting.
Conclusions:
The proposed physiotherapy clinic use conforms with the policies of the North York Centre Secondary Plan. The request for the Zoning By-law amendment is recommended for approval.
Contact Name:
Michael Mizzi
Senior Planner
Community Planning, North District
Telephone: (416) 395-7106
(A copy of the Schedules referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
---------------
The North York Community Council also reports having had before it the following communications:
(i) (September 27, 1999) from T. Travus, in opposition to the application; and
(ii) (undated) from Ewa Byk-Green, expressing concerns with the application.
-----------
No individuals appeared before the North York Community Council in connection with the foregoing matter.
|
