PRELIMINARY REPORT - ZONING BY-LAW AMENDENT

54 KIRKNEWTON ROAD

OWNER; CLARENCE AND CARMEN HEWITT

APPLICANT; G.S. DESIGNS (MR. F. SESITO)

FILE NO.: R99-007

Ward 28, York Eglinton

Executive Director and Chief Planner of Urban Development Services

(December 21, 1999)

Purpose:

To provide preliminary information regarding an application to amend the City of York Zoning By-law No. 1-83 to permit an existing dwelling house containing up to three (3) residential units in an R2 Residential Zone District.

Financial Implications and Impact Statement:

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

Recommendations:

It is recommended that:

(1) the application continue to be circulated; and,

(2) a public meeting be held in the community in February 2000.

Background:

Site Description and Context:

The subject property is located on the west side of Kirknewton Road, five lots south of Harlow Avenue (attachment 1). The site has an area of approximately 304.24m² (3275ft.²), with a depth of 39.9m (131 ft) and width of 7.62m (25ft). The following uses are adjacent to the subject property:

North: one and two storey single detached dwellings

South: one and two storey single detached dwellings

East: one and two storey single and semi-detached dwellings

West: one and two storey single and semi-detached dwellings

Multiple dwelling houses containing less than four units are also located in close proximity to the site.

A non-conforming two storey plus basement converted dwelling containing four residential units is located on the subject site. The conversion of the building occurred without a building permit by the previous owner. The dwelling has a gross floor area of approximately 172.2 m² (1852 ft²), and a basement gross floor area of approximately 95.2m² (1025 ft²). Access to the rear yard parking area is provided by a 2.1m mutual driveway situated to the south of the dwelling. The three proposed parking spaces meet the minimum parking requirements of the Zoning By-law for the proposed three residential units. The balance of the rear yard will be utilized for landscaped open space.

Official Plan and Zoning Policies:

The Official Plan designates the site as a Low Density Residential Area. This designation allows detached, semi-detached, duplex, converted dwellings, other ground-oriented dwellings subject to approval through a rezoning process, and home occupations. The proposed multiple dwelling house is considered a ground-oriented dwelling.

The Zoning By-law designates the site as R2. This designation allows limited residential and ancillary uses, and regulates these uses with respect to density, setbacks, etc. The proposal requires a rezoning as this multiple dwelling house is not a permitted use within the zone.

Reason for Application:

There presently exist four (4) residential units within the dwelling. The maximum number of residential units permitted in a detached dwelling in an R2 zone is two (2). In response to a compliance order from the City's Municipal Standards department, the applicant submitted the subject zoning amendment application to permit three (3) residential units, subject to the general provisions and performance standards in the City's comprehensive Zoning By-law 1-83.

Project Information:

The subject property has a lot.

Existing Use: Detached Dwelling containing four (4) residential Units

Official Plan: Low Density Residential

Zoning: R2

Lot Area: 304.25m²

Gross Floor Area: 172.23m²

Basement Floor Area: 95.22m² (Not defined as Gross Floor Area)

First Floor Area: 95.04m²

Second Floor Area: 77.01m²

Maximum F.S.I.: 0.8

Proposed F.S.I.: 0.57

No. of Residential Units

Proposed: 3

Height: 2 storeys

Parking Required: 3

Parking Proposed: 3

Comments:

The application is currently under circulation. The issues identified to date in regard to this application include compliance with Official Plan criteria (Section 9.14) to assess suitable housing intensification rezoning applications within low density neighbourhoods, and compliance with the parking standards of the zoning By-law. A public meeting in the community should be held in February 2000 to present the application and obtain community comments. Other issues may arise from agency circulation comments and comments that are received from the community meeting.

Conclusions:

The application is currently under circulation. A community meeting will be held to present the application and obtain comments prior to the completion of the final staff report.

Contact:

Philip Carvalhinho, Assistant Planner Tel: (416) 394-2618

Community Planning, West District Fax: (416) 394-2782

e-mail: pcarval@city.toronto.on

Paul J. Bedford

Executive Director and Chief Planner

City Planning

List of Attachments:

Attachment 1: Location Map