July 22, 1998
To:Chairman and Members, Etobicoke Community Council
From:Karen V. Bricker, MCIP, Commissioner of Urban Development, Etobicoke
Subject:Status Report (Terms of Reference)
Townhouse Development Standards
Purpose :
To advise Community Council of the status of their request to evaluate the need to review
townhouse standards in Etobicoke.
Funding Sources, Financial Implications and Impact Statement:
There are no financial implications.
Recommendation:
It is recommended that staff undertake an interim review of the Zoning Code standards in
accordance with the recommendation contained within this report.
Background:
As a result of a number of concerns raised by members of Council with respect to recent
infill townhouse development, Council directed staff to review standards for new townhouse
developments. This item was included in the 1998 approved Departmental Work Program.
In undertaking our preliminary assessment, staff have reviewed the existing by-law
provisions, compared a number of recent townhouse projects in various locations throughout
the City, and canvassed the adjacent former municipalities (Toronto, North York).
Comment:
Existing By-law Provisions
The operative townhouse zoning category, Group Area Fourth Density Residential (R4G) in
Etobicoke, has remained, with a few exceptions, virtually unchanged since its adoption in
1962. A review of the relevant standards reveals that this category has been designed to
accommodate a block or cluster form of housing, which is outdated in most respects.
The front yard setback of 13.5 metres (45 feet) and landscape open space ratio of 60 percent
of the lot area virtually preclude the predominant form of infill street townhouse
development which is occurring today. While these outdated standards ensure some measure
of City control, in that a rezoning application or site specific by-law must be employed in
nearly all instances, the by-law nevertheless remains silent with respect to key performance
criteria related to street townhouse development including frontage, amenity space, lot
depth, building height, length of block, etc.
Recent Townhouse Development in Etobicoke
A review of recent development activity reveals a wide variation in development standards
between new developments with respect to frontage (ranging from 4 metres to 7 metres),
height (ranging from 9 metres to 14 metres), block length (ranging from 8 units to 12 units)
and the amount of amenity area (38 percent to 62 percent landscape open space) and
parking. In part, variations should and do occur, depending on surrounding development and
the scale of the site.
Staff recognize that there is a high degree of correlation between achieving a successful
street-related townhouse development and the above noted factors. For example, projects
with insufficient frontage are invariably characterized by excessive front yard paved surfaces
and proportionately smaller landscape areas often resulting in an unattractive streetscape
appearance. However, with the exception of parking supply, none of these standards are
adequately addressed in the Zoning Code.
Development on these narrow or smaller lots, often also results in buildings which are the
high end of the height range, given the need to accommodate sufficient marketable living
space in a restricted building footprint. In addition, townhouse lots which are narrow in
width rarely have enough space between units to provide on-street parking. The solution
often manifests itself in the provision of remote visitor parking areas which are not practical,
or illegal on-street parking.
While there are many successful examples of townhouse development in Etobicoke, it is
evident that some additional performance related standards are required in order to achieve a
more consistent and higher level of design which would permit such development on an
as-of-right basis, subject to appropriate development standards.
Other Municipalities
A review of zoning standards for North York and Toronto reveals that none of these former
municipalities have recently reviewed their standards and currently deal with townhouse
development much the same way as Etobicoke does, on a site specific zoning basis.
While there have been some individual refinements to provide for height or frontage, none
have addressed the matter on a comprehensive basis.
Methodology/Timing
Staff will complete a comparative analysis of existing standards, identify deficiencies and
opportunities, and ultimately develop new by-law performance criteria and/or design
guidelines for street townhouse development. It is also intended that a resident/owner survey
of existing development be undertaken, to assist with public input into any new design
criteria. Staff will complete the survey and development analysis over the summer, with a
report to be available for Community Council in the fall.
Conclusions:
The need to review existing townhouse development standards which are outdated and
which are currently devoid of necessary key performance criteria to ensure a consistently
high level of design for street townhouses was included in the 1998 Department Work
Program. Although the City will be considering an overall review of the Zoning Code, it
may be appropriate to consider revised interim standards for townhouses within the
Etobicoke Zoning Code given the uncertain timing of an overall review and the pressing
need for current zoning controls. Staff propose to report back in the fall with the appropriate
modifications to the Etobicoke Zoning Code.
Contact Name:
Michael McCartTel: (416) 394-8228
Planner, Development and DesignFax: (416) 394-6063
Karen V. Bricker, MCIP
Commissioner of Urban Development
Etobicoke District
