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STAFF REPORT
March 3, 2000
To: North York Community Council
From: Rob Dolan, Director, Community Planning, North District
Subject:Preliminary Report
Applications to amend the Zoning By-law and for Draft Plan of Subdivision
Ramzanali Akbarali In Trust
101-123 Bartley Drive
UDZ-97-50 and UDSB-1246
Ward b11 - Don Parkway
Purpose:
To provide preliminary information on the above-noted application and to seek Community Council's directions on further
processing of applications.
Financial Implications and Impact Statement:
There are no financial implications resulting from the adoption of this report.
Recommendations:
It is recommended that:
(1)Staff be authorized to schedule a Public Meeting under the Planning Act to consider these applications.
(2)Notice for the Public Meeting under the Planning Act, be given according to the Regulations under the Planning Act.
Background:
In 1997, following a review of the Bartley Drive and surrounding Bermondsey industrial area, North York Council adopted
Official Plan Amendment No. 445 redesignating the area north of Sunrise Avenue, east of Hobson Avenue, south of
Jonesville Crescent, and west of Tisdale Avenue to Transitional Mixed Use Area (TMUA) permitting a mix of compatible
and complementary employment, residential, institutional and recreational uses.
In December 1997, the applicant submitted a rezoning application for this site to permit two 4 storey apartment buildings,
ten townhouses and four semi-detached dwellings. A preliminary report on this application was completed in March 1998
and a community consultation meeting on this application was held the same month. The applicant has now submitted
revised plans and has also submitted a draft plan of subdivision application.
Comments:
Site Description
The 0.9 hectare site is currently occupied by a one storey industrial building. To the west of the site is an existing place of
worship. The lands to the south have industrial buildings on them. To the east of the site along Tisdale Avenue are two
storey semi-detached dwellings and a four storey apartment building. On the north side of Bartley Drive directly across
from this site is a one storey industrial building. Further west along Bartley Drive on the north side is a new townhouse
subdivision.
Proposal
The revised application proposes 55 three storey freehold townhouses. Seventeen townhouse units would front onto
Tisdale Avenue and 38 townhouse units would front onto a new public street. The applicant has also submitted an
application for approval of a draft plan of subdivision.
| SITE STATISTICS |
| |
Revised Proposal |
| Site Area |
Net Residential Lot Area: 7,411.5 m2
Public Road Area: 1,912.4 m2
Total Lot Area: 9,323.9 m2 |
| Total Gross Floor Area |
9,323.93 m2 |
| Number of Dwelling Units |
55 freehold townhouse units |
| Building Height |
3 storeys |
| Density |
Gross Site: 1.0 FSI |
Official Plan
The site is designated Transitional Mixed Use Area (TMUA) permitting a mix of compatible and complementary
employment, residential, institutional and recreational uses. The maximum density is to be specified in the zoning by-law
and is to reflect the low rise built form that is achieved by implementing the urban design principles. The Transitional
Mixed Use Area designation includes urban design principles that specify the following:
-the maximum height is to be 4 storeys.
-residential uses are to have grade-related units.
-residential uses are to include outdoor amenity areas.
The Official Plan includes environmental compliance and compatibility policies which require that where redevelopment
of industrial lands to other land uses is proposed, the proponent shall assess the suitability of the site for the proposed use
and undertake any remedial measures required to ensure compliance with applicable environmental requirements.
Zoning
The lands are currently zoned M1(Industrial Zone One) which permits limited industrial and commercial uses.
Reason for the Application
The proposed townhouse development is not permitted under the current zoning by-law and the draft plan of subdivision
includes a new public street.
Issues to be Resolved
The following issues will be addressed:
(1)Urban Design
Built form, street relationships, landscaping and fit with the surrounding neighbourhood will be reviewed. The applicant
should submit a landscape plan.
(2)Traffic and Servicing
Review the traffic impacts of the proposal on the area, and ensure that on-site vehicular circulation, parking and servicing
can be acceptably accommodated within the development site.
(3)Roads
Ensure that the proposed new public road meets the City's requirements.
(4)Concept Plan
The applicant will be requested to submit a concept plan to indicate how the lands to the south could be redeveloped based
on this proposal, given that they have a similar Official Plan designation.
Environmental Site Assessment
The applicant is required to submit an environmental site assessment assessing the suitability of the site for the proposed
use.
Conclusions:
It is recommended that staff be directed to prepare a Final Report on the application and provide Notice of the Statutory
Public Meeting, targeted for the third quarter of 2000. The target date assumes the applicant provides the required
information in a timely manner.
Contact:
Nimrod Salamon, Senior Planner
North York Civic Centre
Telephone:(416) 395-7134
Fax:(416) 395-7155
Rob Dolan
Director, Community Planning, North District
Ns\reports\9750.rp1
List of Attachments:
Official Plan Map
Zoning Map
Figure 1Site Plan
Figure 2Plan of Subdivision
Figure 3Elevations
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