To:North York Community Council

From:Bryan W. Tuckey

Director, Community Planning, North District Office

Date:August 27, 1998

Subject:Final Report

Zoning Amendment Application and Plan of Subdivision Application

295151 Ontario Limited

65, 69, 71, 75, 81 and 83 Drewry Avenue and

53, 55 and 57 Fairchild Avenue

UDZ-97-43, UDSB-1237 (55T-98001), UDSP-97-91

Ward 10

Purpose:

This report recommends approval of an application to permit the residential development of the lands with thirty-two (32) townhouse units on a new public road and five (5) one family detached dwellings fronting Fairchild Avenue.

Financial Implications:

All financial requirements will be secured through the execution of a subdivision agreement.

Recommendation(s):

It is recommended that:

(1)The application for plan of subdivision of 65, 69, 71, 75, and 81 Drewry Avenue and 53, 55 and 57 Fairchild Avenue be draft approved, subject to the conditions in Appendix "C".

(2)The zoning be amended in accordance with an implementing zoning by-law which generally complies with the draft by-law attached as Schedule "G" and the by-law be perfected prior to enactment.

(3)Prior to the enactment of the zoning by-law, site plan approval be granted generally in accordance with the conditions described in Appendix "B".

(4)Staff be directed to do all things necessary to ensure that at the time of the enactment of any zoning by-law, the following condition has been satisfied:

(i)the Owner has paid to the City in cash or certified cheque, the Yonge Centre Development Charges in accordance with Council policy as amended from time to time.

Background:

1.0 Proposal

The applicant proposes a new street connected to Drewry Avenue with a total of 32 townhouse units. Five one family detached dwellings are also proposed with frontage onto Fairchild Avenue and with a parkland conveyance at the southern end of the site. The pertinent statistics are listed below:

2.0Location and Existing Site

The site is located on the south side of Drewry Avenue and on the east side of Fairchild Avenue. Five one family detached dwellings fronting Drewry Avenue and three one family detached dwellings fronting Fairchild Avenue currently occupy the site. There are three one family detached dwellings east of the site. A 6 storey 55 unit residential apartment building has been approved at 43 Drewry Avenue. One family detached dwellings are to the south of the site. The corner lot known municipally as 85 Drewry Avenue is also occupied by a single family home. The applicant has an interest in the house at 83 Drewry Avenue, but has not included it in this development application.

3.0Planning Controls:

3.1Official Plan:

The site is designated Uptown Residential Density Two (UR2) which permits residential uses. A density of 1.5 FSI has been assigned to the site with a height limit of 18 m on most of the townhouse portion and a height limit of 11 m on the single family house portion.

3.2Zoning:

The site is currently zoned One-Family Detached Dwelling Fourth Density Zone (R4) which permits one family detached dwellings.

3.3Site Plan

The Site Plan approval process is required by Council to proceed concurrently with the rezoning process for the City Centre development applications. The applicant submitted a site plan application which has been processed with the rezoning application and has provided detailed drawings to enable evaluation of the application in the context of the environment and urban design objectives of OPA 447. The approval of site plans has been delegated and approval can be granted upon Community Council consideration of this report. Urban design considerations are outlined in Appendix "A" and the recommended conditions of Site Plan approval are listed in Appendix "B".

4.0Other Department Comments:

The Works and Emergency Services Department has indicated that a reduced right-of-way of 18.5 m and a turning radius in the cul-de-sac of 15.25 m is acceptable provided letters of approval are received from Bell Canada, Consumers' Gas, Rogers Cablesystems and Toronto Hydro. A stormwater management plan is also required to be submitted by the applicant's consulting engineers for City approval. Their comments are attached as Schedule "H".

The Parks and Recreation Division has indicated that land rather than cash-in-lieu of parkland is required as the City Centre residential community has a parkland deficit. The applicant has included a park land dedication in their plan. Their comments are attached as Schedule "I".

The Public Health Division has indicated that they have no outstanding Public Health requirements pertaining to soils on the site. Their comments are attached as Schedule "J".

The Fire Department has indicated that water supply must be within 90 metres of the buildings. Their comments are attached as Schedule "K".

The Transportation Division has indicated that the proposed development will not generate significant traffic and concur with the findings of the traffic impact study submitted by the applicant. Their comments are attached as Schedule "L".

5.0Community Consultation:

A community consultation meeting was held on June 25, 1998. A number of issues were raised by the residents:

- the new park is not needed,

- the size of the single family detached lots on Fairchild Avenue is small,

- there have been basement flooding problems in the area,

- traffic congestion on Drewry Avenue needs to be assessed.

Each of these issues is addressed in this report in the appropriate section.

Discussion:

6.0Planning Issues:

6.1Land Use:

The proposed residential townhouses and detached dwellings conform with the permitted uses of the Official Plan designation on this site. In order to achieve street related townhouses, the applicant submitted a plan of subdivision application containing a new street connected to Drewry Avenue. This new street also provides a finer grain road grid pattern promoted by the Plan. The plan of subdivision is illustrated in Schedule "E". This plan of subdivision also includes the creation of new one family detached dwelling lots fronting Fairchild Avenue. The provision of a similar built form next to the stable residential neighbourhood to the west allows for an appropriate interface between the North York Centre lands and the adjoining residential neighbourhood as intended by the Plan. Park land has also been provided at the south end of the proposal in accordance with Official Plan policies.

In order to achieve an appropriate subdivision of lands on Fairchild Avenue, it is recommended that the plan of subdivision be revised so that all of the proposed lots fronting Fairchild Avenue have a similar lot frontage of 8.2 m and the rear portion of lot 5 which the applicant had proposed be reserved as a future development block be included as part of the park land conveyance as illustrated in Schedule "E1". The resulting lot widths of 8.2 m are wider than the original proposal presented at the community consultation meeting of 6.8 m which responds to the community consultation concerns regarding lot size.

6.2Density

The maximum density assigned to this site, exclusive of incentives and transfers, is 1.5 FSI. The proposed development is below this maximum at a proposed density of 0.8 FSI and a net FSI of 1.0 excluding the new road allowance. This development does not maximize the density potential, but it does provide an appropriate housing form compatible with the stable residential neighbourhood to the west of the site.

6.3Comprehensive Development

The applicant has added a number of properties to the original application that was submitted in the fall of 1997 in order to achieve a more comprehensive development proposal. The original proposal was for 15 townhouses on part of a new street intersecting Drewry Avenue. The applicant has since added property to achieve a full road allowance with townhouses on both sides and single family lots and park space with access to Fairchild Avenue.

The broader block from Fairchild to the future Uptown Service Road location and from Drewry Avenue to Inez Court has also been examined conceptually to determine how the larger block could develop. The block concept plan is illustrated in Schedule "F". This concept includes the division of the larger block by an extension of the new street which creates a finer grain road grid system. This in turn creates smaller development parcels on the balance of the block.

Under this concept, the proposed new street intersecting Drewry Avenue would eventually connect with Inez Court. Inez Court will no longer have access onto Fairchild Avenue once the Service Road is constructed. Townhouses could continue south of the proposal on this new street. This is an appropriate built form near the stable residential neighbourhood to the west, but does not maximize the density allowed by the plan. The sites to the east of the site have the potential to utilize their density more fully and include the density attributable to the service road with mid-size residential apartment buildings. The property at the corner of Fairchild Avenue and Drewry Avenue has the potential to be developed in the future with low density housing such as small lot single family homes as proposed by this applicant.

The assumptions used to develop this concept are outlined on Appendix "E". Different assumptions of land assemblies, distribution of density or built form could produce a different scenario. This is for illustrative purposes only.

6.4Infrastructure

6.4.1Traffic and Parking

The proposed development generally is composed of two parts which are not reliant upon each other in order to function from an access or built form perspective. The detached single family homes fronting onto Fairchild Avenue will have access from Fairchild Avenue and will not generate a significant amount of vehicular traffic. The townhouses will be accessed from the new proposed road and will have no direct connection to Fairchild Avenue. Both parts of this application generate an insignificant amount of traffic with a minimal impact to the surrounding roadway network. This proposal does not generate a significant increase of traffic on Drewry Avenue. This development is not dependant on the service road.

The applicant has proposed parking be provided for each townhouse unit in single car garages and driveways associated with each individual unit. This will provide 2 spaces per unit. The lots at the southern end of the proposed road next to the cul-de-sac will require an encroachment agreement with the City to permit parking on the driveway within the road allowance. This encroachment will not be required once the proposed street is extended through to Inez Court since the cul-de-sac would be removed in favour of a 18.5 m wide road allowance. Parking for the single family homes will be provided in double car garages and driveways at grade on each individual lot.

6.4.2Sewers

The new development is required to provide a new sanitary sewer which is oversized and more than adequate. Basement flooding that has occurred in the area during wet weather will not increase due to the new development and should decrease due to the extra capacity provided in the new oversized sanitary sewer and storm water management plans.

A stormwater management plan is required to be provided by the owner's consulting engineers in order in ensure that there are no storm water flows originating from the development onto adjacent properties and that stormwater is managed in an appropriate manner.

6.5Parkland

The Official Plan recognizes that additional parkland and open space areas are needed to serve residential growth in the North York Centre. The applicant has included a parcel for parkland in the proposal fronting on Fairchild Avenue. When Inez Court is closed at Fairchild Avenue with construction of the service road, this closed road allowance can be made available for additional park if Council desires. The proposed park land conveyance helps achieve the consolidation of park land in this area as shown in the concept plan in Schedule "F".

Conclusions:

This residential development is appropriate. It provides an appropriate interface between the stable residential neighbourhood to the west and the Uptown development area. It also provides the opportunity to create a fine grain road grid pattern leaving parcels which are likely to be developed.

Contact Name:

Karen Whitney

Telephone: (416) 395-7109

______________________________

Bryan W. Tuckey

DIRECTOR, COMMUNITY PLANNING

NORTH DISTRICT OFFICE

Appendices:

AUrban Design Discussion

BSite Plan Recommendations

CConditions of Draft Plan of Subdivision Approval

DStandard Conditions of Approval for Subdivisions

EConcept Plan Assumptions

Schedules:

AOfficial Plan Map

BZoning Map

CSite Plan

C1Landscape Plan

D1-D3 Elevations

EPlan of Subdivision

FConcept Plan

GDraft Zoning By-law

HWorks and Emergency Services Comments

IParks and Recreation Comments

JPublic Health Comments

KFire Department Comments

LTransportation Comments

MToronto Catholic School Board Comments

NPublic Submissions Received

APPENDIX "A":URBAN DESIGN

The applicant has submitted drawings which are of sufficient detail to evaluate the proposed development with respect to the environment and urban design policies of OPA 447. It is recommended that the site plan application be approved subject to the submission of the revised drawings as well as the execution of a site plan agreement (refer to Appendix "B"). For ease of review, the proposed development is discussed with respect to the site plan, landscape plan, and building elevations.

Site Plan:

As illustrated on Schedule "C", the townhouses have been located along a proposed road and the single family homes have been located along Fairchild Avenue. Each residential unit has a driveway which accesses a street. Recommendations include shifting the southerly units of the east townhouse block to reduced the perceived mass of the townhouses. A stronger connection between the north townhouses and Drewry Avenue is also recommended.

As noted in OPA 447, "A fine urban street grid pattern is encouraged with small City blocks." To demonstrate that the proposed development facilitates appropriate future development, the applicant has submitted a concept plan. The plan indicates the proposed development integrated within a road network which protects for an urban street grid pattern and developable land parcels (refer to Schedule 'F').

Landscape Plan:

The landscape plan (refer to Schedule "C1") provides for a significant amount of landscaping throughout the site including, street trees, specimen plantings, shrubs, decorative privacy fencing and the preservation of existing trees. It is recommended that the landscape submission be revised to indicate on-site landscaping for the proposed houses as well as larger caliper trees.

Building Elevations:

As illustrated on Schedule "D1", the townhouses are traditional in design and are to be clad with brick and sloped roofs. Roof and massing treatments reduce the scale of the townhouse blocks as well as identify the townhouse units. The single family residences are similar in design to the townhouses. Additional articulation has been incorporated on the end elevations of the townhouse blocks to present a frontage along the public open spaces (i.e., proposed park and Drewry Avenue). It is recommended that the building elevations be modified to indicate additional articulation along Drewry Avenue as well as modifications to main entry of the residential units.

APPENDIX "B":SITE PLAN RECOMMENDATIONS

1.0That this application be approved subject to the following conditions:

1.1The lands shall be developed and maintained in accordance with the approved drawings and the conditions of this approval. The Owner acknowledges that notwithstanding this approval, the lands shall be developed in accordance with the zoning by-law and that it is the responsibility of the Owner to ensure that the development is in conformity with the zoning by-law to the satisfaction of the Chief Building Official.

1.2All of the work shown on the approved drawings and all the work required by the conditions of this approval shall be completed within 3 years of the date of this approval failing which this approval shall require an extension by the Director of Community Planning (North District) prior to the issuance of any building permit.

1.3All existing trees to remain shall be maintained as shown on the landscape plan in accordance with the "North York Standards For The Protection And Care Of Trees". Any tree that is removed in contravention of this approval, or that is severely damaged, shall be replaced with a tree or trees of similar value to the satisfaction of the Director of Community Planning (North District).

1.4All site illumination shall be designed to prevent the spread of light onto adjacent lands.

1.5Drainage shall be directed to ensure that no drainage problems are created on adjacent lands.

1.6All refuse and recycling storage shall be contained within the building. Refuse and recycling materials shall be transported to collection areas on collection days only.

1.7All work on the adjacent boulevards shall be to the satisfaction of the Works and Emergency Services Department.

1.8All driveways, loading and parking areas shall be paved with asphalt, concrete or concrete unit pavers.

1.9New above-grade electrical transformers, gas regulators and other equipment are not permitted in any yard abutting a public street. The owner shall make arrangements to the satisfaction of the affected Utility, for the installation, relocation and protection of all utilities. All clearances from Toronto Hydro-Electric Commission facilities shall be maintained to the satisfaction of Toronto Hydro-Electric Commission or successor.

1.10Signage, satellite dishes, cellular telephone antennae or associated equipment are not permitted on the roof of the building. All rooftop mechanical equipment enclosures shall be integrated into the overall design of the building to the satisfaction of the Director of Community Planning (North District).

1.11The municipal address of the building shall be well-illuminated, provided in a prominent location on the lands and designed to be easily readable from the adjacent streets.

1.12The Owner shall submit the following to the satisfaction of the Director of Community Planning (North District) prior to the issuance of any building permit:

1.12.13 copies of a revised site plan which incorporates:

1.12.1.1shifting the southerly portion of the east townhouse block eastwards approximately 1m.; and

1.12.1.2 a pedestrian connection between the north townhouses and the municipal sidewalk on Drewry Avenue;

1.12.23 copies of a revised detailed landscape plan which incorporates:

1.12.2.1items noted in condition 1.12.1; and

1.12.2.2on-site landscaping for the proposed houses.

1.12.33 copies of all revised building elevations which indicate:

1.12.3.1main entrances for the houses which are visible from the street incorporate window openings; and

1.12.3.2additional articulation on the north elevation of the townhouse blocks to address the adjacent streets.

1.12.43 copies of the detailed design of all site amenities including but not limited to exterior lights, ground signs and fencing. The perimeter privacy fence is to be solid. Large on-site trees shall have a minimum caliper of 80mm. Street trees shall have a minimum caliper of 100mm.

1.12.5Confirmation that arrangements have been made to the satisfaction of the Works and Emergency Services Department items set out in their memorandum dated August 24, 1998.

1.12.6Confirmation that arrangements have been made to the satisfaction of the Works and Emergency Services Department for items set out in their memorandum dated August 12, 1998.

1.12.7Confirmation that arrangements have been made to the satisfaction of the Economic Development, Culture and Tourism Department for items set out in their memoranda dated May 11, 1998 and August 11, 1998.

1.12.8Confirmation that arrangements have been made to the satisfaction of the Fire Department for items noted in their memorandum dated June 30, 1998.

1.12.9A cost estimate and letter of credit to the satisfaction of the Director of Community Planning (North District) for the installation of the approved landscaping (i.e., plant material, fencing).

1.12.10An executed site plan agreement, shall be registered on title for the approved drawings and conditions of approval, to the satisfaction of the Director of Community Planning (North District) and the City Solicitor.

1.13Prior to enactment of the zoning by-law, the applicant shall submit confirmation, in the form of an initial study, from a qualified microclimatic specialist that the proposed development will not create any pedestrian comfort concerns.

APPENDIX C:CONDITIONS OF DRAFT PLAN OF SUBDIVISION

1.That this approval applies to the draft plan of subdivision prepared by Donald E. Roberts Limited, Ontario Land Surveyor, dated March 6, 1998 (reference no. 97-4718-2) and revised July 23, 1998 and August 11, 1998, and further revised in order to add the eastern portion of the proposed Lot 5 to Block 8 as parkland dedication such that Lot 5 maintains the same lot depth as Lots 1 through 4 and each of the lots and the block fronting Fairchild Avenue have equal frontages as shown on Schedule "E1", provided that prior to final approval and registration the draft plan following conditions are met:

1.1Proposed Road in the draft plan of subdivision shall be dedicated as a public highway on the final plan.

1.2All public road allowances shall have a minimum width of 20 metres. A reduced road allowance of 18.5 metres may be permitted subject to the recommendations of the Works and Emergency Services recommendations in Schedule "H".

1.3That prior to final approval and registration of this Plan, easements shall be granted for all required utilities and services to the authority having jurisdiction;

1.4That prior to final approval and registration of this Plan, an encroachment agreement shall be entered into with the City in order to allow the 5 southern townhouse lots on the east and west sides of the proposed road to use the public right of way for driveway parking.

1.5A 0.3 m reserve shall be conveyed to the City, free of all cost and encumbrances, shown as Block 9 of the Draft Plan of Subdivision.

1.6Prior to the final approval and registration of the plan, the owner shall submit a tree inventory and preservation plan, to the satisfaction of the City, which outlines the measures to be taken in order to preserve the existing trees during and after construction. The owner shall agree in the subdivision agreement to carry out or cause to be carried out the conclusions of the tree inventory and preservation plan, as approved by the City.

1.7Block eight as revised be conveyed to the City.

1.8The Standard Conditions of Approval for Subdivisions, as appropriate, as set out in Appendix "D", attached;

1.9The conditions of the Works and Emergency Services Department, as set out in Schedule H, attached;

1.10The conditions of the Parks and Recreation Division of the Economic Development, Culture and Tourism Department, as set out in Schedule I, attached;

1.11The conditions of the Transportation Division of the Works and Emergency Services Department, as set out in Schedule L, attached;

1.12The conditions of the Fire Services Division of the Works and Emergency Services Department, as set out in Schedule K, attached;

2.0Notes to Draft Approval

2.1Bell Canada shall be asked to confirm with the City that satisfactory arrangements, financial and otherwise have been made with Bell Canada for any Bell Canada facility serving this draft plan of subdivision which are required by the City to be installed underground;

2.2If there are any conflicts with existing Bell Canada facilities or easements, the Owner/Developer shall be responsible for rearrangements or relocation.

2.3That Consumers Gas standard clearances of 0.3 metre minimum vertically and 0.6 metre minimum horizontally are maintained.

APPENDIX "E":CONCEPT PLAN ASSUMPTIONS:

- future road to connect Drewry Avenue to Inez Court

- townhouse development south of subject site is composed of 8, 10 and 12 Inez Court and the eastern portion of 4 Inez Court, and 51 and 53 Fairchild Avenue

- the density is not fully utilized for this site - gross density of approximately 0.8 FSI

- apartment development at the southwest corner of Drewry Avenue and the Uptown Service Road site is composed of 51, 55 and 61 Drewry Avenue

- includes lot for the service road (51 Drewry) and the density attributable to it

- can fully utilize all of the density on the site and the density from the service road lot

- 6 storey apartment building with 2 levels of underground parking

- apartment development at the northwest corner of the Inez Court and the Uptown Service Road site is composed of 14, 16 and 18 Inez Court

- includes lot for service road (18 Inez Court) and the density attributable to it

- can fully utilize all of the density on the site and the density attributable to it

- 6 storey apartment building with 2 levels of underground parking

- remaining parcels fronting on Fairchild Avenue can be developed with small lot single family houses

- the density is not fully utilized for this site - gross density of approximately 0.8 FSI

Note:Different assumptions of land assemblies, distribution of density or built form could produce a different concept.