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.