DEVELOPMENT SERVICES COMMITTEE
	TO:	Mayor and Members of Council
	FROM:	Jim Baird, Commissioner of Development Services Valerie Shuttleworth, Director of Planning & Urban Design
	PREPARED BY:	Tim Williams West District Planner
	DATE OF MEETING:	June 1, 2004
	SUBJECT:	PRELIMINARY REPORT Thornhill Mews Plaza Inc. Application for Zoning By-law Amendment 7787 Yonge Street, Thornhill ZA 04-011143

RECOMMENDATION:

That a Public Meeting be held to consider the applications submitted by Thornhill Mews Plaza Inc. for Zoning By-law amendment within the Thornhill Secondary Plan Area once the concerns noted in this report have been addressed to the satisfaction of the Commissioner of Development Services.

PURPOSE:

The purpose of this report is to provide preliminary information regarding an application for Zoning By-law amendment to permit medium density residential units on the property where a commercial plaza currently exists. It is recommended that a statutory public meeting be held to consider these applications once concerns noted in this report have been addressed to the satisfaction of the Commissioner of Development Services.

BACKGROUND:

Property and Area Context

The 0.367 ha (0.91 acre) property is on the east side of Yonge Street, north of Thornhill Summit Drive. (See Figure 1) Currently a shopping centre and a heritage building can be found on the property. The property is bound to the south by Robert West Lane, which is a public lane.

Adjoining the property is:

• High Density Residential to the north (Thornhill Summit)
• Townhouses to the east (Seniors Residence)
• Commercial to the south (Vineyard Christian Fellowship Church)
• Vacant commercial (Formerly Stevenson Rental) to the west across Yonge Street
• Single Detached residential to the northwest

The property is designated Commercial Heritage Main Street Area in the Official Plan, which encourages “the mixing of compatible commercial, residential and other land use at appropriate locations.” The property is zoned CC – Community Commercial under by-law 2150.

There is a heritage building in the Northwest portion of the property.

Proposal for Townhouses and Retaining the Heritage Building

The application, as proposed would replace the existing commercial development with medium density townhouse units. The proposed dwellings would be 3 ½ stories in height with a floor space index of 1.38. The heritage building would remain on the site in its current location and be used for 2 residential dwelling units. The applicant proposes a plan of condominium for the site.

Table A	Residential Units	Hectares	Acres
Heritage House (coverage)	2	0.0124	0.031
Townhouses (coverage)	21	0.1286	0.3178
Amenity Area		0.0644	0.16
Gross Site Area		0.367	0.907
Net Site Area		0.367	0.907
Site Density		62.67 uph	25.36 upa
F.S.I.	1.38

Secondary Plan Designations

The subject lands are designated Heritage Main Street Area which considers residential uses mostly within the context of a mixed commercial and residential site. However, the Thornhill Secondary Plan states it is possible to consider a “single use - residential building [provided] it would not unduly disrupt the commercial continuity along that section of the street”. The Secondary Plan also specifies a maximum height of three stories and a maximum density of 1.0 FSI in the Heritage Main Street Designation.

POTENTIAL BENEFITS OF APPROVAL OF THE PROPOSAL:

• Proposal is in keeping with Town initiatives regarding compact urban development form;
• An opportunity to improve the streetscape on Yonge Street;
• Proposal is transit supportive.

CONCERNS/ISSUES TO BE RESOLVED:

The following is a brief summary of concerns/issues raised to date. These matters, and any others identified through the circulation and detailed review of the proposal, will be addressed in a final staff report to be presented to the Committee at a later date:

• The secondary plan strongly supports commercial uses; this plan does not envision any commercial component. Further consideration should be given to providing opportunities for live / work units or at- grade commercial along the Yonge Street frontage of the property;
• The townhouse block fronting on Yonge Street needs to have a strong relationship to the Street. Making these units more pedestrian friendly would promote live work space;
• The plan must include additional useable open space. Various options for building design and location should be considered in this regard;
• The parking on the site does not meet minimum by-law requirements;
• The secondary plan permits a maximum floor area ratio of 0.75 with permission for a maximum 1.0 F.A.R. where the architectural design is satisfactory and other zoning standards are met. A Floor Area Ratio greater than 1.0 would require an Official Plan amendment;
• The secondary plan permits a maximum height of 3 stories. To increase the buildings on the property beyond 3 stories in height would require an Official Plan amendment;
• The buildings on the site must relate well to one another and be conscious of the heritage building on site as well;
• There is a main street study currently under review (not yet adopted by Council) which examines future directions for building design and built form along the Yonge Street corridor in this area;
• Proposal currently does not have a water/sanitary sewer allocation.

FINANCIAL CONSIDERATIONS:

There are no financial matters to be considered at this time.

ENVIRONMENTAL CONSIDERATIONS:

There are no significant natural features existing on the property. Also, the property is not within the TRCA screening zone.

BUSINESS UNITS CONSULTED AND AFFECTED:

The application has been circulated to various Town departments and external agencies and is currently under review. Requirements of the Town and external agencies will be reflected in the preparation of the Zoning By-law amendments.

ATTACHMENTS:

Figure 1: Location

Figure 2: Area Context

Figure 3: Air Photo

Valerie Shuttleworth, M.C.I.P., R.P.P. Director of Planning & Urban Design

Jim Baird, M.C.I.P., R.P.P. Commissioner of Development Services

Applicant: Thornhill Mews Plaza Inc. Phone: (416) 703-6700

Atten: Philip Neretsky Fax: (416) 703-6704

116 Spadina Avenue Unit 501

Toronto ON M5V 2K6

Agent: Kohn Architects Inc. Phone: (416) 703-6700

Atten: Harry Kohn Fax: (416) 703-6704

116 Spadina Avenue Unit 501

Toronto ON M5V 2K6

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