September 16, 1998
To:Chairman and Members, Etobicoke Community Council
From:Karen V. Bricker, MCIP, Director of Community Planning
Subject:Public Meeting - Fieldgate Apartments
2 Triburnham Place
File No: Z-2255(Markland-Centennial)
Purpose:
To consider an amendment to the Zoning Code to permit the development of 14, two-storey condominium townhouse units
to be developed in conjunction with an existing 10-storey rental apartment building municipally known as 2 Triburnham
Place. An amendment to the Etobicoke Official Plan has also been requested in order to correct a technical mapping error
that occurred during the drafting of maps associated with the review of Etobicoke's Official Plan.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. There are no impacts on capital or operating budgets.
Recommendation:
It is recommended that the application by Fieldgate Apartments be the subject of a Public Meeting to obtain the views of
interested parties and, if approved, the conditions outlined in this report be fulfilled.
Background:
The subject property was rezoned from Second Density Residential (R2) to Fourth Density Residential (R4) in 1966 by
Zoning By-law 14,915. A 10-storey, rental apartment building (2 Triburnham Place), containing 137 units, was constructed
in 1967.
On June 25, 1997, the applicant notified Council that the existing apartment building property was designated as "Medium
Density Residential" on Map 4, Land Use, of the Official Plan. Staff reviewed this matter and confirmed that the previous
Consolidated Official Plan had designated this property as Residential High
Density, and that a 'technical' error occurred as part of the 1990 Official Plan review process, which resulted in the site's
current designation as Medium Density Residential. In the absence of a formal development proposal by the applicant,
Council at its meeting of October 6, 1997, decided that no action be taken.
In December, 1997, an application for an amendment to the Zoning Code was received requesting permission to develop
14, two-storey condominium townhouses on the northerly portion of the property. An amendment to the Etobicoke Official
Plan has also been applied for order to correct the technical mapping error.
Site Description and Surrounding Uses:
The total site is approximately 1.54 ha (3.80 acres) in size with frontage on two roadways; Burnhamthorpe Road and
Triburnham Place (Exhibit No. 1). Access to the property is taken off Triburnham Place. A water feature and circular drive
are located at the front of the existing 10-storey, 137 unit rental building, south of which is an above ground swimming
pool, located at the southeast corner of the property.
Parking is located in an underground garage accessed by one ramp and on surface parking areas towards the north end of
the site directly behind the existing building. The site contains a considerable amount of landscaped open space (62%) and
a number of mature trees.
Surrounding zoning categories and land uses are as follows:
North:Second Density Residential (R2) - single detached dwellings
South:Planned Commercial Local (CPL)- local shopping plaza on the south side of Burhamthorpe Road
East:Second Density Residential (R2) and Planned Commercial Local (CPL)- single detached dwellings and automobile
service station
West:Third Density Residential (R3) and Fourth Density Residential Group Area (R4G)- Elmcrest Creek and townhouses
beyond.
Proposal:
Fieldgate Apartments are proposing to amend the Zoning Code to permit the development of fourteen condominium
townhouse units, 2 storeys in height, to be developed in conjunction with an existing 10 storey, 137 unit rental apartment
building for a combined total of 151 units. The applicants propose to sever a portion of the existing apartment site (Block
A) to create a smaller development parcel to the north (Block B), adjacent to the neighbouring single detached housing.
Exhibit No.1 is a map showing the location of the property. Exhibits Nos. 2 and 3 are reductions of the site and elevation
plans submitted by the applicant. A summary of site statistics is provided in Table 1.
The proposed condominium townhouses would be located at the north end of the property accessed off of Triburnham
Place. Each of the townhouses would contain three bedrooms and would be approximately 6 m (20 ft.) in width and 143.5
m² (l, 544.7 sq.ft.) in size. Two blocks of townhouses are proposed: one block of nine units and one block of five units.
Access to the townhouse parking spaces would occur via a new 7.0 m (23 ft.) wide driveway off the Triburnham Place
right-of-way. Two parking spaces would be provided for every townhouse, one in the garage and one on the driveway. An
additional 5 visitor parking spaces will be provided at-grade near the entrance to the development.
The proposed development of Block B would cause the displacement of some landscape open space and a number of
surface visitor parking spaces currently utilized by the existing 10storey apartment building. The applicant proposes to
relocate the visitor parking spaces around the driveway system at the front of the building on Block A. A 1.8 m (6 ft.) wood
screen fence will be installed along the north property line which would limit the impact on privacy and views for the
adjacent residential properties.
Comment:
Official Plan:
The site is designated as "Medium Density Residential" on Map 4, Land Use, of the (1990) Official Plan. Staff have
reviewed this matter and confirm that the previous Consolidated Official Plan had designated this property as Residential
High Density, and, that a 'technical' error occurred as part of the 1990 Official Plan review process, which resulted in the
site's current designation as Medium Density Residential.
As there was no intention to down-designate this property, it is suggested that an amendment to the Official Plan be
initiated to restore its rightful designation as High Density Residential which generally permits multiple unit housing of all
types to be developed within the range of 70-185uph (28-75 upa) to a maximum floor space index (FSI) of 2.5. A draft of
Parts 1 and 2 of a proposed Official Plan Amendment to rectify this 'technical' error is attached (Exhibit No. 11).
The existing apartment site at 2 Triburnham has been developed at a density of 89 uph (36 upa) with a corresponding FSI
of 0.98. As a result of the proposed condominium townhouse development and associated realignment of property
boundaries, BlockA would exhibit a density of 119 uph (48 upa) and a FSI of 1.32. A density and FSI of 36 uph (15 upa)
and 0.52, respectively, would be provided on Block B. The proposal would comply with the low end of the density
provisions contained within the Official Plan for Residential High Density.
Residential Intensification Policies
Section 4.2.17 of the Official Plan provides for the intensification of High Density Residential designations through the
provision of additional residential units on apartment sites, provided that the level of development is within the density
limits of the Plan. The townhouses would be located on a vacant portion of the site between the existing 10-storey
apartment building and the low density residential neighbourhood to the north with sufficient separation from adjacent
buildings and surrounding land uses. The project would provide an appropriate transition between the Low Density
Residential community to the north and the existing 10-storey building (Exhibit No. 3).
Section 4.2.18 of the Official Plan recognizes the potential for additional residential development at higher densities.
Proposals to amend the Official Plan or Zoning Code for these purposes shall be subject to the criteria outlined in Section
4.2.19. Staff have evaluated the proposal within the context of these criteria which have been appended as Exhibit No.4.
Based on this review, staff are satisfied from a land use point of view that the proposal meets the criteria for High Density
Residential Development and Housing Intensification. The site is directly adjacent to an arterial roadway with sufficient
capacity to support the proposed development. In terms of height, density, floor space index and landscape open space, the
project could be accommodated on the site with limited impact on the existing apartment building and surrounding
developments. Residents of the proposed development would have access to local social services, retail facilities and parks.
Zoning Code:
The application would require the repeal of Site Specific Zoning By-law 14,915, as it applies to the subject lands, and the
introduction of a new site specific zoning by-law. This by-law should provide the necessary exemptions to reflect both the
existing and the proposed developments, as well as take into consideration the anticipated land severance application.
Landscape Open Space and Recreational Amenities:
The proposed site plan would allow for 53 percent of Block A and 45 percent of Block B to be devoted to landscape open
space, with an average of 51 percent over the combined site. This would be consistent with the landscape percentages
associated with other recent approvals for housing intensification. The applicant is proposing to refurbish areas surrounding
the existing swimming pool, patio area, and provide a new passive recreation area for the residents of the existing
apartment building. Intensified landscaping is also proposed in certain areas around the existing building and water feature.
Notwithstanding these percentage figures, the amount of useable on-site landscape space and recreational amenities on
Block A would be only marginally reduced for residents of the existing building. Each Block would be self sufficient in
terms of its provision of landscape open space and recreational amenities.
The proposed rear yards of the townhouses would be generally 7.5 m (25 ft.) in depth, with the exception of those units
backing onto Elmcrest Creek, where the rear yards would be 10 m (33 ft.) in depth, measured to the long-term stable slope
line. (This matter is discussed further in Valley Impact Zone Section of this report.)
As the site contains a significant number of mature trees, the applicant will be required to submit a tree survey during the
Site Plan review process, in the event of approval. The survey shall identify the size, species and health of each tree and
indicate which trees are to be preserved, relocated or removed. Tree protection and preservation details will also be
required.
Parking and Traffic:
The Transportation Planning Section of the Works Department has advised that due to the modest scale and limited trip
generating potential of the development, a traffic impact study is not required. Transportation staff are satisfied with the
driveway layout, traffic circulation and parking supply proposed by the applicant (Exhibits Nos. 5 and 6).
Transportation staff are also satisfied with the location of the proposed driveway which gains access via the northerly end
of Triburnham Place, subject to the submission of a report to the satisfaction of the Division regarding the condition of the
below grade parking structure and its ability to accommodate the added weight of the roadway and vehicle traffic.
Valley Impact Zone:
Section 6.1.2 of the Official Plan establishes a Valley Impact Zone which includes all land within a valley, from
top-of-bank to top-of-bank and all lands in between. In accordance with these policies, all structures, including paved
surfaces, are to be located 10 m (33 ft) from the long term stable slope line.
Toronto Region Conservation Authority staff have concluded that the location of the proposed townhouse units flanking
Elmcrest Creek is acceptable, provided that a survey is submitted which identifies the top-of-bank limit and that the site
specific by-law prohibits any principal structures within the 10 m (33 ft.) setback and restricts the use of the lands below
the top-of-bank to passive recreational (Exhibit No. 7).
TRCA and Parks staff recommend that lands beyond this limit be conveyed to the appropriate public authority, and that
such conveyance would not be eligible to offset credit against the associated parkland dedication requirement. Such lands
should also be rezoned to Public Open Space (OS), consistent with the valleyland acquisition policy set out in Section
6.1.12 of the Official Plan.
Agency Comments/Department Circulation:
In response to the circulation of plans submitted in support of this application, the former Metropolitan Toronto Planning
Department, Fire Department, Realty Services and Canada Post Corporation, have expressed no objections.
Comments from Parks and Recreation Services, Toronto Hydro, Toronto Police Department and Bell Canada remain
outstanding.
The Development Engineering Section of the Works Department has advised that there are existing watermains, storm and
sanitary sewers available on Triburnham Place (Exhibit No. 8). Storm water management shall be to the satisfaction of the
Works Department.
The Toronto District School Board has advised that the students anticipated from the proposed development can be
accommodated at Mill Valley Junior School, Bloordale Middle School, and Silverthorn Collegiate Institute, but the Board
may be required to make alternative accommodation arrangements for some or all of these students once the local schools
reach their capacity (Exhibit No. 9) The Toronto Catholic School Board has objected to the proposal due to the lack of
permanent facilities and overcrowding at Nativity Catholic School (Exhibit No.10). Staff note that neither Board has
adopted a Development Charges By-Law on which to base such contributions. In accordance with the practise adopted in
the rest of the City, Planning staff do not recommend that such a condition be imposed.
The project would be subject to the prevailing development charges in effect at the time of the issuance of the building
permits, as well as a 5 percent cash-in-lieu of parkland contribution.
Community Meeting:
On February 16, 1998, approximately 40 people attended a community meeting to review the subject proposal. Concerns
expressed by area residents related to loss of trees and landscape open space, lack of parking, traffic generation, density,
loss of views and privacy, loss of wildlife, and cost of townhouse units.
The concerns related to planning matters have been discussed in this report.
Conclusions:
The subject application has been evaluated within the context of the housing intensification and High Density Residential
provisions of the Official Plan. Urban Development staff are of the opinion the proposed development is within the density
limits of the Official Plan and would comply with the criteria for housing intensification. In the event of approval, it would
be appropriate to incorporate development standards with respect to height, floor space index and density into the amending
by-law.
The proposed development would have limited impact on surrounding developments and would provide an appropriate
transition between the Low Density Residential community to the north and the existing apartment building. Recreational
facilities will be improved for the existing apartment building while the proposed townhouses will enjoy private amenity
spaces.
In the event of approval, the following conditions should apply:
Conditions to Approval:
l.Fulfilment of the following conditions by the applicant prior to the enactment of an amendment to the Official Plan and
amending by-law:
(i)The submission of a survey which identifies the top-of-bank limit to the satisfaction of the TRCA, Parks and Recreation
Services and Urban Development Department. Lands beyond this limit are to be conveyed to the appropriate public
authority.
(ii)The submission of a report, to the satisfaction of the Transportation Division, on the condition of the below-grade
parking structure and its ability to accommodate the added weight of the roadway and vehicle traffic.
(iii) The signing of a Development Agreement and/or Servicing Agreement and payment of the necessary fees, if required.
(iv)Receipt of comments from, and subject to any requirements of Parks and Recreation Services, Toronto Hydro, Toronto
Police Department and Bell Canada .
2.The amending by-law shall provide the appropriate exemptions from, or repeal of, site specific by-laws, and incorporate
the following provisions inter alia:
(i)Development of Block A shall be limited to one apartment building with a maximum height of 10-storeys, 137 units, a
floor space index of 1.33 and a minimum landscape open space of 53 percent.
(ii)Development of Block B shall be limited to a maximum of fourteen condominium townhouse units, with a building
height of 2-storeys, a floor space index of 0.53, and a minimum landscape open space of 45 percent.
(iii)Development standards for Blocks A and B to reflect above and below grade building setbacks and parking
requirements.
(iv)Conveyed below-top-of bank lands be rezoned to Public Open Space (OS).
3.Further detailed consideration of the proposal under the Site Plan Control provisions to include inter alia:
(i)Signing of a Site Control Agreement, and payment of the necessary fees associated with the preparation, execution and
registration of same.
(ii)Submission of site and landscaping plans detailing fencing, curbing, grading, upgrading recreational facilities for Block
A, planting and tree preservation to the satisfaction of the Staff Advisory Committee on Development Control and the
posting of an appropriate financial guarantee to ensure compliance with the approved plans.
(iii)Provision of on-site facilities for storage and collection of waste and recyclable materials, the provision of stormwater
management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if
required by the Works Department.
(iv)Submission of a parking and construction management plan to the satisfaction of the Works Department.
(v)Submission of necessary legal agreements, maintenance, encroachment or otherwise between the existing rental
apartment building and the proposed condominium complex regarding the proposed location of surface parking and
circulation for the condominium complex on top of the existing below-grade parking structure to the satisfaction of the City
Solicitor.
(vi)The developer will be required to pay the prevailing development charges and parkland dedication requirements in
effect at the time of the issuance of building permit.
Contact Name:
Paulo Stellato, MCIP, RPPTel: (416) 394-6004
Planner - Central District, Development and DesignFax: (416) 394-6063
Karen V. Bricker, MCIP
Director of Community Planning
West District
Exhibit No. 4
Official Plan Criteria for Considering
High Density Residential Proposals
(Section 4.2.19)
(a)the proximity of the site to retail facilities, or to other Medium or High Density Residential designations
Local retail facilities would available within the Burnhamthorpe Mall, located on the south side of Burnhamthorpe Road,
opposite the subject site. The plaza contains a variety of commercial uses including a food store, bank, pharmacy, medical
and dental offices.
The site is close to several properties which are designated Medium and High Density Residential. Medium Density
Residential designated lands to the west and southwest opposite Elmcrest Creek have been developed at an average density
of 40 uph (16 upa). High Density Residential designated lands to the southwest at Mill Road have been developed at an
average density of 124 uph (50 upa) with building heights ranging from 17 to 22 storeys.
(b)the adequacy of local social and educational services
The Toronto District School Board has advised that the students anticipated from the proposed development currently can
be accommodated at Mill Valley Junior School, Bloordale Middle School, and Silverthorn Collegiate Institute, but the
Board may be required to make alternative accommodation arrangements for some or all of these students once the local
schools reach their capacity (Exhibit No. 9). The Toronto Catholic School Board has objected to the proposal due to the
lack of permanent facilities and overcrowding at Nativity Catholic School (Exhibit No. 10).
The proposed development would be located within an established residential community with a wide range of community
services available including two local parks with a variety of recreational equipment, places of worship, local health care
facilities and a library. The Fire Department has not identified any concerns with respect to providing adequate services to
the proposed development and surrounding community.
(c)the level of accessibility and the proximity of the site to collector roads, arterial roads, transit and expressways,
and the capacity of those facilities
The site is adjacent to Burnhamthorpe Road an arterial roadway which would provide direct access to Highway Nos. 27
and 427 with connections available to the Queen Elizabeth Way and Highway No. 401.
(d)the suitability of the site in terms of size and shape to accommodate the proposed density including on-site
parking, landscaping and recreational facilities
The site (Blocks A and B) is rectangular in shape with a site area of 1.54 ha (3.8 acres). The proposed development and
associated property realignments would result in a density of 119uph (48 upa) and a FSI of 1.32 on Block A with a density
and FSI of 36 uph (15 upa) and 0.52 on Block B. The overall density and FSI of the combined site would be 98 uph (40
upa) and 1.12, respectively. Densities over both the combined site and individual blocks would be within the limits of the
Official Plan for High Density Residential development.
The size and shape of blocks 'A' and 'B' would be sufficient to accommodate the building locations, parking, on-site
circulation, fire routes and service areas. Approximately 53 percent and 45 percent of Blocks 'A' and 'B' would be devoted
to landscape open space, respectively. The applicant is proposing to provide private outdoor amenity space for the proposed
buildings on BlockB and refurbish and upgrade the swimming pool, patio area and passive recreation area for Block A
residents. A preliminary landscape plan indicates that additional planting would be provided on Block A to upgrade
existing site conditions.
(e)the desire to provide a range of dwelling types and building heights on sites of sufficient size as indicated in
Section 2.2.6.
The proposed development would introduce a 2-storey component in conjunction with the 10-storey apartment building
within the high density residential area and would introduce a range of dwelling sizes of a different tenure than is currently
provided on-site.
(f)the effect of increased traffic, so that no undue adverse impacts are created for local residential streets
The Transportation Planning Section of the Works Department has advised that due to the modest scale and limited trip
generating potential of the proposal, a traffic impact study is not required. Transportation staff are satisfied with the
driveway layout, traffic circulation and parking supply proposed by the applicant (Exhibits Nos. 5 and 6).
(g)the effect of the height and form of the development so that no undue adverse impacts in terms of overshadowing
or loss of amenity are created for existing residential buildings on site, and for neighbouring residential uses
(h)the relationship of the site to nearby lower density residential uses, if any, in view of the desire to provide a
gradual transition in height and density wherever possible, or other buffering measures
Due to the limited height and setbacks of the proposed development, shadowing of existing residential development is not
expected. The proposed 2-storey development will provide a gradual transition in height and density from existing single
family development to the north.
The larger townhouse block will feature a minium 7.5m (25 ft.) rear yard adjacent to the existing single family dwellings.
The smaller townhouse block will maintain a 1.2 m ( 4 ft.) side yard from the rear yard of the existing dwellings on Old
Burnhamthorpe Road. A 1.8 m (6 ft.) wood screen fence will be installed along the north property line which would limit
the impact on privacy and views.
In terms of loss of amenity, the proposal would result in a reduction in the amount of landscape open space and on-site
recreational facilities for the existing building. In response, the applicant is proposing to refurbish areas surrounding the
existing swimming pool, patio area, and provide a new passive recreation area in the northeast corner of Block A for the
residents of the existing apartment building. Intensified landscaping is also proposed in certain areas around the existing
building and water feature.
(i)the degree to which the site is proximate or exposed to significant open space amenities such as valleylands or the
waterfront
Elmcrest Creek and associated parkland/open space system are located to the west of the subject property. This park system
provides access to extensive areas of open space for passive recreation, bicycling and hiking.
(j)the ability to meet the housing targets in Section 2.2
(k)the desire to stay within the population ranges outlined in Sections 2.2.1 and 2.2.2
The City's Housing Target Policies are aimed at providing a sufficient housing base for a minimum population of 300,000
persons and achieve a wide range of housing types. The subject application is compatible with these policies and would
serve to improve the mix of housing types available.
The Official Plan has also set a target of 153,000-175,000 persons for the Central Housing District. According the 1991
Canadian Census data, the population of the Central District was approximately 174,000 persons. The subject application,
in combination with other recently approved residential applications, would indicate that the maximum population range
could be reached or exceeded if the development projects were constructed and occupied within the next 3 to 5 years. Staff
note that the population range is not to be considered the planned capacity for the district and increases in population can be
accommodated provided that public, social and other services are adequate. Based on the circulation of this application,
services would be available for future residents.
Exhibit No. 11
PART ONE - PREAMBLE
1.1Purpose/Location
Official Plan Amendment Number 65-98 applies to the evaluative criteria for considering Medium Density Residential
(MDR) and High Density Residential (HDR) proposals; and, an existing apartment site, municipally known as 2
Triburnham Place. The purpose of this Amendment is to redesignate an existing apartment site from Medium Density
Residential to High Density Residential to rectify a 'technical' error respecting Map 4, Land Use, of the Official Plan.
1.2Basis
On June 25, 1997, the applicant notified Council that the existing apartment building property was designated as "Medium
Density Residential" on Map 4, Land Use, of the Official Plan. Staff reviewed this matter and confirmed that the previous
Consolidated Official Plan had designated this property as Residential High Density, and that a 'technical' error occurred as
part of the 1990 Official Plan review process, which resulted in the site's current designation as Medium Density
Residential. In the absence of a formal development proposal by the applicant, Council at its meeting of October 6, 1997,
decided that no action be taken.
In December, 1997, an application for an amendment to the Zoning Code was received requesting permission to develop
14, two storey condominium townhouses on the northerly portion of the property. An amendment to the Etobicoke Official
Plan has also been applied for order to correct a technical mapping error that occurred during the drafting of Etobicoke's
Official Plan.
Section 4.2.17 of the Official Plan provides for the intensification of High Density Residential designations through the
provision of additional residential units on apartment sites, provided that the level of development is within the density
limits of the Plan. Section 4.2.18 also identifies that there are numerous sites with the potential for additional residential
development at higher densities. Proposals to amend the Official Plan or Zoning Code for these purposes shall be subject to
the criteria outlined in Section 4.2.19.
In a staff report dated September 16, 1998, staff concluded that based on a review of the criteria outlined in Section 4.2.19,
the proposal meets the criteria for High Density Residential Development and Housing Intensification and that the level of
development proposed would be consistent with the density, floor space index and height restrictions applicable in the
surrounding High Density Residential designations.
Following a public meeting held on....
PART TWO - THE AMENDMENT
2.1Introduction
All of this part of the Amendment, consisting of the following text and map designated Schedule 'A' constitutes
Amendment No.65-98 to the Official Plan for the Etobicoke planning area. The Plan is hereby amended as follows:
2.2Map Change
Map 4, `Land Use', (Schedule 'A') is hereby amended by changing the designation of the lands shown within Schedule 'A'
of this Amendment from Medium Density Residential to High Density Residential.
3.Implementation
The policies established by this amendment may be implemented by general or site specific amendment to the Zoning
Code, Council's conditions to approval, and signing and registering of appropriate agreements.
4.Interpretation
The provisions of this Plan, as they may be amended from time to time with respect to the interpretation of the Plan, shall
apply with respect to this amendment.