November 24, 1998
To:Chairman and Members
Etobicoke Community Council
From:Karen V, Bricker, MCIP
Director, Community Planning, West District
Subject:Public Meeting - Zanini Developments Inc.
112 Evans Avenue and 801 Oxford Street
File No: Z-2268 (Lakeshore-Queensway)
Purpose:
To consider a proposal to rezone the property at 112 Evans Avenue and 801 Oxford Street from Class 1 Industrial (I.C1)
and Second Density Residential (R2) to Group Area Fourth Density Residential (R4G) and Public Open Space (OS) to
permit the development of 127 condominium townhouses and a public park.
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 Zanini Developments Inc. be the subject of a Public Meeting to obtain the views
of interested parties and, if approved, that the conditions outlined in this report be fulfilled.
Background:
In September, 1997, Etobicoke City Council approved an application for Official Plan Amendment and Rezoning made
by 1215295 Ontario Limited to develop the subject site with 85 residential units (67 townhouses, 8 semi-detached and 10
single, detached units). In December, the Ministry of Municipal Affairs and Housing approved Official Plan Amendment
No. 52-97 which redesignated the subject property from Low Density Residential to Medium Density Residential to
accommodate the proposal. The amending zoning by-law was never enacted.
In April, 1998, Zanini Developments submitted a rezoning application to permit the development of a 142 unit freehold
townhouse development on the subject site. Following comments received during a community meeting held on June 17,
1998, and input from staff, the project was revised to 133 units.
Further discussions with staff have resulted in the applicant reducing the number of units to 127, introducing a 0.1 ha
public park, re-orienting the northerly townhousing to front the internal private roads (rather than Oxford Street) and
changing the tenure of the project to condominium. This revised plan is the subject of this report.
Site Description and Surrounding Uses:
The 2.17 ha (5.37 ac) irregular-shaped site is located just south of the Gardiner Expressway between Evans Avenue and
Oxford Street, west of Alan Avenue. The vacant site was formerly occupied by an auto parts warehouse demolished in
1995.
The surrounding land uses are as follows:
North:Across Oxford Street, a local street which ends in a cul-de-sac approximately 250 m (820 ft.) to the west, is the
Gardiner Expressway.
South:Across Evans Avenue, an Etobicoke arterial road, lands are zoned Second Density Residential (R2) and occupied
primarily by one to two storey, single detached dwellings.
West:Lands along Oxford Street are zoned Class 1 Industrial (I.C1) and occupied by five light industrial buildings. The
one-storey office/warehouse building located on the abutting property contains hair product and exhibit design businesses.
The other four light industrial buildings are occupied by marketing companies, exhibit designers, a small warehouse and
an accident reporting centre. The lands fronting on the north side of Evans Avenue are zoned Second Density Residential
(R2) and occupied primarily by one to two storey, single detached dwellings, plus two light industrial buildings further
west, adjacent to Islington Avenue.
East:Lands fronting on Alan Avenue in the same block are zoned Class 1 Industrial (I.C1) and occupied by four single
and two, semi-detached dwellings (8 units total). The lands fronting on the north side of Evans Avenue in the same block
are zoned Second Density Residential (R2) and occupied by three one to 1½ storey single, detached dwellings. Lands east
of Alan Avenue are zoned Third Density Residential (R3) and occupied primarily by one to two storey single and
semi-detached dwellings.
Proposal:
Zanini Developments has requested a rezoning of the subject lands from Class 1 Industrial (I.C1) and Second Density
Residential (R2) to Group Area Fourth Density Residential (R4G) to permit the development of 127 condominium
townhouses. In conjunction with the proposed dedication of lands at the northeast portion of the site for parks purposes,
staff recommend that these lands be rezoned to Public Open Space (OS).
Exhibit No.1 is a map showing the location of the property. Exhibit Nos. 2 and 3 are reductions of the site plan and
building elevations. A summary of the site statistics provided by the applicant is contained in Table No.1.
TABLE No. 1
Site Area
gross
park land dedication
net |
2.17 ha
1029.2 m2
2.07 ha |
5.37 ac
11,078 ft2
5.15 ac |
|
Gross Floor Area |
20 082 m2 |
216,156 ft2 |
|
Number of Units |
127 |
|
|
F.S.I. (net) |
0.97 |
|
|
Density (net) |
61.4 uph |
24.7 upa |
|
Height |
13.3 m |
43.5 ft. |
4-storeys |
Coverage (net) |
7 943 m 2 |
85,500 ft2 |
37% |
Landscape Area (net) |
7 251 m2 |
78,053 ft2 |
34% |
Paved Area (net) |
6 211 m2 |
66,855 ft2 |
29% |
Parking Required
Condominium @
1.25 spaces/unit |
127 tenant
32 visitor
159 total |
Parking Provided
2 spaces/unit plus
0.25/unit visitor |
254 tenant
33 visitor
287 total |
The proposal consists of 15 blocks of townhouses, containing a total of 127 units. The units would be typically four
storeys high with a maximum roof height of 13.3 m (43.5 ft.). The units would contain three bedrooms with an average
unit size of 166.3 m2 (1790 ft2). The width of the proposed units ranges from 4.9 m (16.0 ft.) to 5.05 m (16.6 ft.) facing
Evans Avenue. The majority of units would have a 7.0 m (23 ft.) rear yard. A hipped-roof condition is proposed for the
end of each block of townhouses.
Blocks 'K', 'L', 'M' and "N' adjacent to Evans Avenue (Exhibit No. 2) would be three storeys in height (11.9 m) and
would have a frontyard setback of 3.0 m (10 ft.). These units would be provided with rear lane access into at-grade
garages with 2.44 m (8 ft.) rear decks.
Each of the remaining units would be provided with parking for two cars; one in a single car garage and one parked on the
driveway. The majority of visitor parking would be provided internally to the site, with some required visitor parking (9
spaces) proposed within the Oxford Street road allowance.
The most significant changes between this submission and the project previously approved by Council consist of an
increase in the number of units (42), the introduction of a 0.1 ha public park at the northeast corner of the site and a
change in the tenure of the project from freehold with public roads to condominium. The proposed mix of singles and
semis within the project has been eliminated, with the project consisting exclusively of townhouse units.
Comment:
Official Plan:
The site is designated Medium Density Residential, under Official Plan Amendment 52-97, which permits a density of 35
to 75 uph (14-30 upa). Following the dedication of the lands for parks purposes, the net density of the project would be
61.4 uph (24.7upa) which would fall within the density limits of the plan. Planning staff are generally satisfied that the
proposal would meet the criteria for Medium Density residential development as outlined in Section 4.2.19 of the Plan.
The proposal would be compatible with the adjacent light industrial developments to the west and would provide for a
greater range of housing types in the area. There is sufficient capacity on the adjacent roadways to support the
development and hard and soft services can be provided. Commercial shops and services are located in the vicinity along
Royal York Road, and the Toronto School Board has indicated that schools would be available for additional students. In
addition to the public park proposed for the northeast portion of the site, recreation facilities are available locally at
Ourland Park.
Zoning Code:
The site is zoned Class 1 Industrial (I.C1) and Residential Second Density (R2). Subject to the fulfillment of certain
conditions, staff recommend that the site be rezoned to Group Area Fourth Density Residential (R4G) with development
standards to reflect the approved development. Staff also recommend that the portion of the site to be devoted to public
park be rezoned at this time from Class 1 Industrial (I.C1) to Public Open Space (OS).
As was discussed in the previous staff report for this site, there are a number of residential properties located on the west
side of Alan Avenue which are designated Low Density Residential in the Official Plan but are zoned Class 1 Industrial
(I.C1). Following a public meeting, the former Etobicoke Council endorsed staff's proposal to rezone these properties to
Third Density Residential (R3) consistent with the properties on the east side of Alan Avenue and with the Official Plan
designation. In conjunction with the processing of this application, a separate by-law should be enacted to bring these
lands into conformity with the Official Plan.
Site Design Considerations:
There are a number of site design considerations associated with this project which staff have attempted to resolve with
the applicant. The portion of the site fronting onto Evans Avenue is zoned Second Density Residential (R2) with
permitted residential uses limited to single, detached dwellings. The previous proposal would have retained the Second
Density Residential (R2) zoning along Evans Avenue but would have permitted semi-detached dwellings. The applicant is
proposing to replace the singles and semis with townhouse units.
Two blocks, comprising 13 townhouses, will now front onto Evans Avenue. With the required 3.05 m (10 ft.) road
widening of Evans Avenue, these 11.9 m (39 ft.) high units will have a setback of approximately 2.95 m (9.7 ft.) with
their front porches and steps protruding slightly into this setback. Staff have expressed concern to the applicant respecting
the relationship of these units to the adjacent low density residential community. In response to staff concerns, the
applicant has reduced the height of the end units from three to two storeys. Staff are recommending that as a condition of
approval, the height of all the units fronting on to Evans Avenue be reduced from three to two storeys with a maximum
height of 9.5 m (31 ft.). The 9.5 m height limit is consistent with the requirement for single, detached dwellings and the
existing Second Density Residential (R2) zoning of this portion of the site.
The southerly unit in Block 'O' (Exhibit No. 2) would be located in line with the adjacent single detached house to the
east. However, following the conveyance of a 3.05 m widening along Evans Avenue, the southerly unit in Block 'O' will
be located up to the new lot line with no setback. While the applicant has revised the building elevations to address the
Evans Avenue frontage, staff recommend a minimum setback at this location. A minimum setback would permit
landscaping opportunities adjacent to the street. This setback could be achieved by reducing the width of the units or by
removing the southerly unit. Removing this unit would permit the entire Evans Avenue face of the project to line up
consistently. In addition, staff recommend that the southerly-most unit within this block should also be no more than two
storeys and 9.5 m in height.
The applicant is proposing that nine of the required visitor parking spaces be provided within the Oxford Street road
allowance. Although Works and Emergency Services staff are prepared to accept this arrangement, Urban Planning and
Development staff are seeking to upgrade the streetscape at this location. The provision of required parking off-site would
eliminate the opportunity to improve much of the boulevard area and introduce street trees. In addition, the applicant is
proposing a 1.5 m (5 ft) setback at this location which would preclude the introduction of significant on-site landscaping
elements. Staff would prefer that alternate arrangements be made to accommodate required parking on-site. As an
alternative, the building setback could be increased at this location to improve landscaping opportunities along Oxford
Street.
In response to staff concerns, the applicant has refined the building elevations adjacent to Oxford Street as they previously
presented a blank elevation to the street. The applicant is also proposing to landscape the northerly portions of the Oxford
Street road allowance opposite this location.
Given the proximity to adjacent industrial uses to the west and the height of the units being proposed, there would be
potential for certain units to overlook the abutting industrial properties. Consideration should be given to the introduction
of solid screen fencing and landscaping. This condition will be reviewed at the time of the site plan application.
Agency Comments/Department Circulation:
In response to the circulation of plans submitted in support of this application, no objections have been expressed by
Toronto Hydro and Realty Services. The Toronto District School Board has provided preliminary comments indicating
that local schools can accommodate students generated by this project.
Comments from the Toronto Police Department, Toronto Separate School Board and final clearances from the Ministry of
the Environment (MOE) remain outstanding.
The Fire Department has requested minor modifications to the driveway system to accommodate a Fire Route and will
have to review fire hydrant coverage. Canada Post advises that the applicant will have to provide a central mail facility
within the project.
The Transportation Planning Section of City Works Services requires that the proposed parking layout be introduced with
the appropriate pavement markings, and that the visitor parking spaces be signed accordingly. With respect to the
provision of a portion of the required visitor parking off-site, Transportation staff advise that the applicant is responsible
for all costs associated with their construction. Further, given the location of these spaces within the public boulevard,
they may not be assigned exclusively for use by this project (Exhibit No. 4). The Transportation section previously
identified a 3.05 m road widening for Evans Avenue, and the applicant has revised their plans to identify this requirement.
It should also be noted that relief is being granted to certain condominium standards respecting road widths and the
provision of sidewalks.
The Waste Management Division will provide curb-side waste and recycling collection for the project.
With respect to storm water management, the Development Engineering Section of City Works has concerns with the size
of the rear yards within the project and their ability to receive the incident rainfall. Works therefore requires a storm water
management report and detailed grading plan for review and approval, prior to rezoning. Grades at the rear of the units
may be artificially raised resulting in the introduction of retaining walls along the common property lines and/or at the
ends of the blocks.
Consequently, the grading plan should include information on adjacent properties and identify locations for retaining
walls. Soils testing for storm water runoff will also be required as part of this review. Given concerns with regulating
grades throughout the project, condominium registration is essential for Works' support of the current application. The
applicant has confirmed that this will be a condominium project.
Services are available to accommodate this project with the applicant responsible for all approvals and connections. Roads
must be designed to the Works Department's standards and the applicant will be required to submit a construction
management plan prior to the start of construction (Exhibit No. 5).
Public Park:
The applicant has identified a parcel of land at the northeast corner of the site which Parks and Recreation advises is
acceptable for fulfilling the 5% parkland dedication, with the balance to be taken as cash-in-lieu. Parks and Recreation
Services requires that the proposed park be landscaped to their satisfaction. The park is to include playground equipment,
in-lieu-of an on-site tot lot, which is to be provided at the applicant's expense. In addition, the soils of the park must be
cleaned up to MOE standards for public parkland. Street trees and a noise barrier along the north side of Oxford Street
would also be required to the satisfaction of Parks and Recreation Services (Exhibit No. 6).
Environmental Concerns:
The City Works Services Department has advised that the previous proposal by 1215295 Ontario Limited to develop 85
dwellings units on the property was the subject of a Site Specific Risk Assessment. The Ministry of the Environment
concurred with the findings of the assessment which indicated that the proposed pattern of development on the
uncontaminated portions of the property was a suitable land use for the site. As the current proposal by Zanini
Developments does not conform to the previously approved pattern of development, the applicant is required to submit
further risk assessment information to the Ministry for approval, which may require a reduction in the number of units in
areas of potential contamination.
The applicant is to submit a noise impact study to verify that the proposal will meet the Ministry of the Environment's
noise criteria. The requirements for noise abatement features (including possible noise barriers adjacent to the Gardiner
and the industrial buildings) and warning clauses, as identified by the study, should be included in the development
agreement. Prior to the issuance of building permits, the acoustic consultant is to verify that the proposed construction
meets MOE noise criteria. The applicant is also required to address air quality due to the proximity of the site to existing
industrial lands and the Gardiner Expressway.
Community Meeting:
On June 17, 1998, approximately 35 area residents, attended a community meeting on the applicant's original proposal for
142 freehold townhouse units. Concerns identified at that time included density, elimination of the singles and semis, the
limited size of the proposed park, unit widths, traffic, parking and school capacity.
Since that meeting, the applicant has reduced the number of units, introduced a public park component, and increased the
minimum width of the units to 4.88 m (16 ft.). At the time of the writing of this report, a second community meeting had
been scheduled by the local Councillors to discuss the revised proposal with area residents. If additional issues arise at that
community meeting, staff will prepare a supplementary report for Council's consideration.
Conclusion:
The former Etobicoke Council's approval of Official Plan Amendment 52-97, redesignated the site to Medium Density
Residential, to allow the introduction of townhouse units at this location. From a land use perspective, the applicant's
proposal, notwithstanding the increase in density now being sought, would be in compliance with the current Official Plan
policies.
In approving the redesignation to Medium Density Residential, consideration was given to maintaining the continuity of
the Second Density Residential (R2) zoning and uses along the Evans Avenue frontage of the site. The applicant has
attempted to address this issue by lowering the height of these units and eliminating individual driveways off Evans
Avenue in favour of landscaping. In reviewing the current submission however, staff suggest that the introduction of
townhouse units at this location should be more sympathetic to the existing street, particularly in terms of height.
In view of the commitments made by the applicant to staff regarding the condominium tenure of this application many of
the comments and conditions identified by staff are predicated on condominium ownership of the project.
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 amending by-law:
(i)Submission of revised plans which address issues related to the Evans Avenue frontage including a reduction in height.
(ii)Resolution of the provision of required visitor parking within the Oxford Street road allowance and submission of
revised plans to address upgrades to the streetscape (including the north side of Oxford Street) and an increase in the
setback from the northerly property line.
(iii)Confirmation from the Ministry of Environment that the current submission complies with their requirements.
(iv)Signing of a Development Agreement, including confirmation of condominium tenure, provision for the road
widening and park dedication, provisions for environmental issues (including noise), warning clauses (if required), soil
contamination, and development of the public park to the satisfaction of the Works and Emergency Services, Parks and
Recreation Services and Urban Planning and Development Services Departments.
(v)Submission of a storm water management report and detailed grading plan for review and approval to the satisfaction
of the Works and Emergency Services and Urban Planning and Development Services Departments. The grading plan
should include information on adjacent properties and identify locations for retaining walls. Soils testing for storm water
runoff will also be required as part of this review.
2.The amending by-law shall provide for the following:
(i)Rezoning of the site from Class 1 Industrial (I.C1) and Second Density Residential (R2) to Group Area Fourth Density
Residential (R4G) and Public Open Space (OS). The site specific by-law shall provide standards for units, floor space
index, height, setbacks, coverage, landscaped open space, fencing and parking.
3.Enactment of a separate amending by-law to rezone the adjoining properties (17, 19, 21, 23, 25, 25A, 27 and 29 Alan
Avenue) from Class 1 Industrial (I.C1) to Third Density Residential (R3) as authorized by Resolution No. 388 adopted on
September 22, 1997, by the former Etobicoke Council.
4.Further detailed consideration of the proposal under Site Plan Control to include inter alia:
(i)Signing of a Site Control Agreement which may include among other matters, provision of indemnity clauses to the
City regarding liability and contamination problems.
(ii)Submission of landscape plans detailing fencing (including the extension of the noise wall adjacent to the Gardiner
Expressway), curbing, grading, retaining walls, street trees, planting and tree preservation methods for trees (including
abutting properties), to the satisfaction of the Staff Advisory Committee on Development Control and the posting of a
financial guarantee to ensure compliance with the approved plans.
(iii)Provision of on-site services, including storage of waste and recyclable materials, the provision of storm water
management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if
required, by Works and Emergency Services.
(iv)Confirmation that the site plan is satisfactory to the Fire Department, Bell Canada, Canada Post, Toronto Hydro and
Toronto Police Services.
(v)Confirmation that the site decommissioning and clean-up has been carried out to the satisfaction of Works and
Emergency Services in accordance with Ministry of Environment and Energy Guidelines, if required.
(vi)The developer to pay the prevailing development charges in effect at the time of the issuance of building permits and
any outstanding cash-in-lieu of parkland contributions or dedications.
(vii)A construction site management plan shall be provided to the satisfaction of the Staff Advisory Committee on
Development Control.
(viii)Submission of an appropriate noise study (including peer review) to the satisfaction of the Staff Advisory
Committee on Development Control.
Contact Name:
Richard Kendall, Principal PlannerTel: (416)394-8227
Community Planning, West District Fax: (416)394-6063
Karen V. Bricker, MCIP
Director Community Planning
West District
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