North York Civic Centre

5100 Yonge Street

North York, Ontario

Canada, M2N 5V7

www.city.toronto.on.ca

Tel.: (416) 395-7100

Fax: (416) 395-7155

 North York

Planning Department

April 28, 1998

 To:North York Community Council

 From:Bryan Tuckey

Acting Commissioner of Planning

 Subject:RECOMMENDATIONS REPORT

Official Plan, Zoning Amendment and Subdivision Application

Topview Developments Limited

East Portion of 2781-2801 Dufferin Street (north side of Risa Blvd.)

East of 2775 Dufferin Street (south side of Risa Blvd.)

 Ward 8 - North York Spadina

UDOZ-97-39, UDSB-1236

 Purpose:

 This report recommends approval of the application to permit the residential development of the lands for 12 detached houses on the north side of Risa Boulevard and 4 detached houses on the south side of Risa Boulevard.

 Recommendations:

 It is recommended that the application be approved subject to the following conditions:

 (1)For the North Parcel the Official Plan designation be amended to Residential Density One (RD1).

 (2)The zoning be amended to One-Family Dwelling Seventh Density Zone (R7) with the following exceptions.

 (2.1)For the north parcel:

 (i) Minimum Lot Frontage - 7m;

(ii) Minimum Rear Yard Setback - 6m;

(iii)Minimum Side Yard Setback - 1.2m on one side and 0.6m on the other side;

(iv)Maximum Building Height - 3 storeys and 8.8m;

(v)Maximum Length of Dwelling - 16.8m;

(vi)Minimum Lot Area - 250 square metres.

 (2.2)For the south parcel:

 (i) Minimum Lot Frontage - 8.5m;

(ii)Minimum Front Yard Setback - 7.5m;

(iii) Minimum Side Yard Setback - 1.2m on one side and 0.6m on the other side;

(iv)Maximum Building Height - 3 storeys and 8.8m;

(v)Maximum Length of Dwelling - 16.8m;

(vi)Maximum Driveway Slope - 10%.

 (3)The Draft Plan of Subdivision, prepared by McBain & Carmichael Ltd., dated April 24, 1998, be approved, subject to the following conditions:

 (3.1)Prior to the registration of the Plan, the owner shall agree in the subdivision agreement to carry out the following to the satisfaction of the appropriate City officials:

 (i)submit a record of site condition that is acknowledged by the Ministry of Environment and Energy prior to the issuance of any building permit; and,

(ii)submit plans and agree to carry out the approved landscaping treatment for the lots which abut employment uses.

 (3.2)The standard conditions of approval for subdivisions, attached as Schedule AP@.

 (3.3)The conditions of the Toronto Hydro-Electric Commission, attached as Schedule AH@.

 (3.4)The conditions of Bell Canada, attached as Schedule AI@.

 (3.5)The conditions of the North York Transportation Department, attached as Schedule AK@.

 (3.6)The conditions of the North York Public Works Department, attached as Schedule AL@.

 (3.7)The conditions of the North York Parks and Recreation Department attached as Schedule AJ@.

 (4)For the south parcel the owner shall be required, prior to final site plan approval, to :

 (4.1)demonstrate through a landscape plan appropriate buffering techniques that will be used between the residential and abutting employment uses; and,

 (4.2)submit a record of site condition that is acknowledged by the Ministry of Environment and Energy.

Background:

 Proposal:

 The application proposes the residential development of the lands on the north and south side of Risa Boulevard, east of Dufferin Street. The application includes the subdivision of the lands on the north parcel in order to permit the construction of 12 detached houses, as shown on Schedule C. On the south parcel, the applicant proposes to construct 4 detached houses (Schedule D). The street elevation for the north side of Risa Boulevard is shown on Schedule E. The pertinent statistics are as follows:

 Location and Existing Site:

 The lands are located east of Dufferin Street on the north and south sides of Risa Boulevard. Both parcels are vacant and located on the edge of a low density residential community with detached houses located immediately to the east. A mix of service commercial and industrial uses are located to the west along Dufferin Street.

 To the west of the northern parcel, the applicant previously received approval to develop the Dufferin Street with a donut shop and automobile service uses, as shown on Schedule D.

 Planning Controls:

 Official Plan:

 The north parcel is designated Mixed-Industrial which permits employment uses and an amendment is necessary to permit the residential land use. The south parcel is designated Residential Density One (RD1) which permits the proposed residential uses (Schedule A).

 Zoning:

 Industrial-Commercial Zone (MC) with a holding zone by by-law 33091 which permits employment uses (Schedule B). A zoning by-law amendment is necessary in order to permit the residential land use.

 Other Department Comments:

 The following section summarizes the comments received from the departments and agencies circulated:

 The North York Board of Education and the Metropolitan Separate School Board notes that accommodation is available at certain schools and expresses its concern regarding accommodation pressures in other schools (Schedules AF@ and AG@)

 The Toronto Hydro-Electric Commission and Bell Canada report that satisfactory arrangements should be made for required facilities to serve the residential subdivision (Schedules AH@ and AI@).

 The Parks and Recreation Department reports that the proposal will be subject to the City=s cash-in-lieu of parkland dedication requirement (Schedule AJ@).

 The Transportation Department reports that the houses are to have an adequate parking space supply and that a sidewalk will be required along the north side of Risa Boulevard (Schedule AK@).

 The Public Works Department reports that servicing is available to accommodate the proposal, that the grading on adjacent properties should not be altered and that certain road and infrastructure matters will be secured as part of the subdivision (Schedule AL@).

 The Public Health Department notes the conclusions of the applicant=s environmental studies and the City=s peer review consultant regarding the suitability of the site conditions to accommodate the residential land use (Schedules AM1@ and AM2@).

 The Economic Development Centre reports that the proposed residential land use is an alternative land use that can be accommodated on the site while maintaining the employment nature of the Dufferin Street frontage (Schedule AN@).

Community Consultation:

 Several meetings between the applicant and residents, including community meetings with the local Councillors and staff, have taken place since the applications were submitted. The community and the applicant have worked hard alongside the local Councillors and staff to achieve a residential proposal that addresses the principle community concern regarding the introduction of semi-detached houses into the neighbourhood. In response to the community concerns, the applicant submitted revised plans which propose only detached houses. This plan was well received by the community at a community meeting held on April 7, 1998. A copy of the issues that were raised at the February and April community meetings are reproduced in Schedule AO@. Submissions that have been received from the community are included in the appendix section of this report.

 Discussion:

 Planning Issues:

 Land Use:

 In principle, the proposed change in land use from industrial to residential is consistent with the pertinent Official Plan policies regarding such proposals. The lands are located on the periphery of a small industrial area (comprising about six properties) on the east side of Dufferin Street, and the residential development would not be expected to unduly impact the continued viability of the remaining industrial uses in the area. The boundaries for change are logical, form an extension of an existing stable residential community and can create a well defined edge between residential and non-residential uses. Given the modest scale of the project, the community service needs of the new residents can be met with existing resources.

 Subdivision Design and Context (North Parcel):

 The proposed subdivision of the north parcel into 12 detached residential lots and a new cul-de-sac road represents a compact and efficient form of development. The proposal fits in well with the existing urban fabric by extending westward the residential frontage on Risa Boulevard while maintaining the employment nature along Dufferin Street. Surrounding properties, particularly the employment properties to the west and north, should not be unduly impacted in terms of their existing or future redevelopment opportunities.

 Buffer Treatment (North and South Parcels):

 The introduction of residential beside employment uses raises the need to accommodate suitable buffer measures between the two land uses. The proposal includes a mix of landscaping, fencing and acoustical wall techniques which will serve to ensure a compatible relationship between the residential and employment uses. These landscape techniques are in addition to the existing employment zoning controls which limit the range of uses on employment lands that are adjacent to residential lands in order to minimize conflict between the uses. The subdivision agreement can require the landscape buffering techniques for the north parcel. The south parcel is not subject to a subdivision, but will be created through a consent by the Committee of Adjustment and the houses will be subject to site plan approval at that time. It is recommended that, as part of the site plan approval, the applicant shall obtain approval for a landscape plan that shows the buffering techniques that will be used between the residential and abutting employment uses.

 Urban Design and Zoning Standards (North and South Parcels):

 As a compact, infill subdivision, the proposal has a variety of lot sizes which will accommodate modest front, rear and side yard setbacks. The proposal makes efficient use of the two parcels in a manner that is consistent with low density residential infill projects. The table on the following page compares the proposed zone standards with a typical R7 zone. Some adjustments to the proposed zone standards should be incorporated into the proposal in order to achieve a more appropriate:

 (a)rear yard setback: a minimum of 6.0m should be provided in order to maximize the rear yard and to accommodate a larger separation between the residential and employment uses.

 (b)building height: all of the houses are proposed to have a building height of 22 storeys and about one-half of them are shown to be 9.5m tall. A building height of 3 storeys would achieve the applicant=s proposal and is acceptable provided that a maximum absolute building height of 8.8m is maintained. This should ensure a more compatible relationship with the surrounding bungalow residential neighbourhood which has a maximum building height zoning permission of 2 storeys and 8.8m.

 (c)lot coverage: there are two lots that show a maximum lot coverage that exceeds the 35% permitted in the neighbourhood. Maintaining the maximum 35% lot coverage should not jeopardize the integrity of the proposal.

 (d)driveway slope: the maximum 10% that is permitted by the R7 zone should be maintained for all of the lots. Given that the applicant intends to create the lots on the south parcel through a consent by the Committee of Adjustment, an exception should be provided in order to permit the maximum 10% driveway slope.

  Site Condition:

 Environmental site assessments are being refined to confirm the suitability of the site condition for the residential land use. The assessments that have been submitted suggest that the residential land use is appropriate. This conclusion must be verified by the submission of a record of site condition for both parcels of land.

 Conclusions:

 The proposed residential infill subdivision represents a compact and efficient form of development that is appropriate for the lands.

 Contact Name:

 Franco Romano, Senior Planner

Phone: 395-7119Fax: 395-7155

 Bryan Tuckey

Acting Commissioner of Planning