January 18, 2000

To: North York Community Council

From: Rob Dolan

Director of Community Planning, North District

Subject: PRELIMINARY REPORT

Applications to amend Official Plan and Zoning

Baghai Development Limited

2425 and 2427 Bayview Avenue

UDZ 99 - 37 and UDSP 99 - 149

Ward 9 - North York Centre South

Purpose:

To provide preliminary information on the above-noted applications and to seek Community Council's directions on further processing of the applications and on the community consultation process.

Recommendations:

It is recommended that:

(1) Staff be directed to schedule a Community Information Meeting in consultation with the Ward Councillors.

(2) Staff be authorized to schedule a Public Meeting under the Planning Act to consider this application, targetted for the second quarter of 2000.

(3) Staff be directed to prepare a final report for the Public Meeting.

(4) Notice of the Public Meeting be given in the manner prescribed in the Regulations under the Planning Act.

Background:

There have been no applications previously for this site.

Comments:

The site, now occupied by 2 houses on 2 separate lots, is located on the east side of Bayview Avenue, south of The Bridle Path and north of Post Road. Large single family homes surround the site as well as across Bayview Avenue. Immediately to the south is the Hyde Park Circle subdivision of 10 homes. South one block, at Post Road is a 4 storey, 45 unit condominium now under construction.

Proposal:

The applicant is proposing official plan re-designation, re-zoning, and site plan approval to permit a 16 unit condominium townhouse development. All units are 3 bedroom and 3 storeys and be either 262 or 293 square metres in size. All units can be accessed via private elevator to the underground garage.

The units are proposed to be developed in two blocks sited at right angle to each other and accessed by one driveway from Bayview Avenue. Forty-four parking spaces are proposed, including 39 for the occupants. There will be five visitor parking spaces, three of which, including a handicapped space, will be above grade. Extensive landscaping, particularly on the Bayview Avenue frontage is proposed.

Official Plan:

The current Official Plan designation is RD1 which permits only single and semi-detatched units. The special low density character of the Post Road area is protected by a specific amendment to the Official Plan (OPA 377 (C.9.100)), the boundaries of which extend north to the south lot line of the subject site. This policy specifies that all lots, with some exceptions, shall be a minimum of 0.8 hectares. Included in the exceptions is the Hyde Park Circle subdivision in which the lot sizes range from 0.3 to 0.6 hectares.

The proponent seeks to develop a more intense residential use in a very low density residential neighbourhood. Official Plan policies direct Council to balance the need for additional housing while ensuring the stability of existing neighbourhoods. Council may consider re-designation for more intense residential uses when one of the following conditions apply: (C.4-5.0)

1) the area, which includes lands beyond a single development site, demonstrates a need for rejuvenation and re-investment; or,

2) existing land uses or buildings are considered to be obsolete or under-utilized; or,

3) land use conflict is occurring.

Additional criteria, pertinent to this proposal, which Council must consider concern the following:

- suitability of site in terms of size, shape, and configuration to accommodate proposed use

- proposal does not destabilize adjacent stable residential lands.

- supply of R1 residential lots to serve executive residential housing needs.

Zoning:

The subject site is zoned R1, as are lands surrounding it. Across Bayview Avenue, there is R3 zoning.

Site Plan:

This application is subject to review of its proposed scale, built form, and massing in relation to the physical character of the adjacent neighbourhood, (C.4 - 4.2.2).

The pertinent site statistics are listed below:

Tree Preservation:

Due to the large number of trees on the property, the applicant has submitted a tree preservation plan.

Reasons for Application:

The proposal will intensify residential use currently permitted under both the Official Plan and Zoning By-law.

Issues to be Resolved:

Any proposals for intensification must have regard for both the character of Bayview Avenue in this area as well as the basis for the existing low density residential designation and zoning in the area.

Special attention will have to be paid to area specific Official Plan policies put in place to ensure the low density character of the area to the south. As well, the proposed density and form must be reviewed in terms of its impact on the residential properties immediately to the north and east. This is particularly important given that the two houses immediately to the north have building setbacks to the subject property line of 1.68 (2429 Bayview) and 7.42 metres, (3 The Bridle Path). See Exhibit 3.

Conclusions:

This proposal introduces a more intense form of housing into a low density, single detached dwelling neighbourhood. Any such application should undergo an in-depth review and evaluation and community consultation.

Contact:

Naomi Faulkner

Community Planner, North District

Telephone: (416) 395-7137

Fax: (416) 395-7155

Email: nfaulkn@toronto.ca

Rob Dolan

Director of Community Planning, North District

List of Attachments:

Exhibit 1. Location

Exhibit 2. Official Plan

Exhibit 3. Zoning

Exhibit 4. Site Plan

Exhibit 5. Elevations