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
Urban Planning and Development Services
September 23, 1998
To:North York Community Council
From:Bryan Tuckey
Director, Community Planning, North District
Subject:FINAL REPORT
ZONING AMENDMENT APPLICATION
TAK ON DEVELOPMENTS LTD.
221 Finch Avenue East
Ward 10 - North York Centre
UDZ-98-12
Purpose:
The purpose of this final report is to provide appropriate conditions of approval for this
application.
Financial Implications:
Not applicable.
Recommendations:
It is recommended that this application be approved subject to the following conditions:
(1)The R6 zoning on the property be amended to RM2(19);
(2)The RM2(19) zoning exception be amended by deleting section (b) and replacing it with
the following:
"(b)(i)The minimum lot frontage shall be 7 metres for each semi-detached dwelling unit and
15 metres for each semi-detached dwelling or duplex dwelling;
(ii)For property zoned RM2(19) at 221 Finch Avenue East, the minimum lot frontage shall be
7 metres for each semi-detached dwelling unit and 14.5 metres for each semi-detached
dwelling.
(2)Prior to enactment of the zoning by-law, the applicant shall: (i) submit a landscape plan
satisfactory to the Director, Community Planning, North District, specifically addressing site
and streetscape improvements in accordance with Secondary Plan guidelines, required Finch
Avenue widening, and preservation of existing trees; and (ii) convey all required road
widenings along Finch Avenue East.
(3)the conditions of the Works and Emergency Services Department, Transportation Services
Division as set out in Schedule F.
(4)At the appropriate time, Council approve a by-law for exemption from part lot control in
accordance with the conditions and policies adopted for part lot control exemption. Prior to
releasing part lot control on the site, the applicant shall have submitted a letter of undertaking
stating that upon the sale or transfer of the last parcel of land, the City will be advised in order
that the part lot control exempting by-law may be revoked.
Background:
Proposal:
The application proposes an amendment to the zoning by-law to permit a semi-detached
dwelling on the site, as shown on attached Schedule C. Pertinent site statistics are set out
below:
NET SITE STATISTICS
(after road widening) |
PROPOSAL |
Lot Area |
570 m² each dwelling
285 m² each unit |
Lot Coverage |
37% |
Lot Frontage |
14.5 metres each dwelling
7.2 metres each unit |
Yard Setbacks
Front
Side
Rear |
5.7 m*
0.9 and 1.2 m
18.7 m |
Building Height |
10 m/3stys. |
Front Yard Hard Surface Area |
65.5% |
* based on required Finch road widening of 5.1 metres
Location and Existing Site:
The site is located on the south side of Finch Avenue East, between Wilfred Avenue and
Estelle Avenue. This portion of Finch Avenue is developed with predominantly single-family,
detached dwelling uses. Immediately west of the site is a place of worship and immediately
east is a one-storey detached dwelling.
Planning Controls:
Official Plan:
The site is designated Central Finch Residential One (CFR-1) within the Central Finch
Secondary Plan, which permits single and multiple-unit residential uses, in addition to parks
uses, and places of worship. The Central Finch Secondary Plan encourages redevelopment
and intensification of land uses in order to promote a mixed use area between Bathurst Street
and Bayview Avenue. On Finch Avenue East, the Plan particularly encourages small
multiple-unit residential buildings fronting onto Finch Avenue east of Willowdale Avenue.
The maximum density permitted by the CFR-1 designation, for sites with a frontage of less
than 30 metres, is 1.0 FSI.
Zoning:
The site is zoned One-Family Detached Dwelling, Sixth Density Zone (R6), which permits
single-family residential uses.
Comments and Discussion:
Other Department Comments:
The Works and Emergency Services Department, Technical Services Division comments
are attached as Schedule E.
The Works and Emergency Services Department, Transportation Services Division,
notes that a total of 4 parking spaces are provided in conformity with by-law requirements.
Further, a widening of 5.0 and 5.1 metres respectively along the westerly and easterly limit of
the property is to be conveyed to the City for the required 36 metre Finch Avenue
right-of-way. The applicant had shown a 4.87 metre conveyance. Additional comments are
attached as Schedule F.
No objections were received from any of the departments and agencies circulated.
A community consultation meeting was not required for this application.
Planning Issues:
Land Use and Density
The proposed development meets the land use and density objectives of the Central Finch
Secondary Plan.
Building Height
The Plan requires an overall building height of the lesser of three storeys or 10 metres, and
requires that the height of any building shall not exceed 70 percent of the horizontal distance
separating the new building from the nearest stable residential property line. With a proposed
height of 3 storeys and 10 metres, and a rear yard setback of over 18 metres (61 ft.), the
proposal falls within the building height and angular plane policies of the Plan.
Zoning Provisions
In October 1997, zoning exception RM2(19) was created in the context of a similar rezoning
application at 142 Finch Avenue East. This exception (attached as Schedule H) is intended to
apply to all semi-detached and duplex dwelling redevelopment within the Central Finch
Secondary Plan area, with provisions set out for gross floor area, building height, and lot
coverage maximums; and lot frontage, lot area, yard setbacks, and required parking
minimums. With design modifications to the side yard setbacks, and to the front yard setback
(from 5.7 metres to 6.0 metres minimum), the subject property can meet all of the RM2(19)
provisions, except for minimum lot frontage.
RM2(19) requires a minimum frontage of 15.24 m and 7.6 m for each unit and dwelling
respectively, but due to the narrowing of the lot from front to back, a minimum of 14.5 m and
7.2 m respectively can be provided for each dwelling and unit respectively at 221 Finch
Avenue East. It is recommended that the RM2(19) standards be rounded to 15 m and 7 m
respectively so that the exception can be used more easily within the Central Finch corridor.
An amendment to the lot frontage requirement, of 14.5 m at this location, can be recognized in
the RM2(19) exception for this lot only.
With the exception of side yards, the applicant is proposing zoning standards which are
consistent with those permitted and proposed for recent semi-detached dwelling developments
in the Central Finch Plan area (see Appendix 1).
The configuration of the property is such that it has a 15.92 m (52 ft.) frontage along Finch
Avenue, which narrows to 10.7 m (35 ft.) at the rear of the lot. The applicant has proposed
side yard setbacks of 0.91 m (3 ft.) at the widest part of the units at the front of the dwelling
(see Schedule C). Notwithstanding the above, a minimum side yard setback of 1.2 metres (4
ft.) should still be maintained. This standard is the minimum that has been applied to
semi-detached dwellings along Finch Avenue and other areas, and is the minimum setback
required for detached dwellings in small lot zones. A reduced setback is not appropriate. A
letter also was received from the owner immediately east (225 Finch Avenue) requesting that
a 1.8 m (6 ft.) setback be maintained (Schedule G).
5.4Urban Design
In order to ensure the site plan and landscape treatment along Finch Avenue is implemented in
accordance with the Secondary Plan provisions, it is appropriate to have the applicant submit
a landscape plan to the satisfaction of the Director, Community Planning, North District, prior
to enactment of a zoning by-law. This plan will also reflect the required Finch Avenue
conveyance, and should ensure the preservation of existing trees on site as far as possible.
Conclusions:
The proposal to permit a semi-detached dwelling on this site is consistent with the intent of
the Central Finch Secondary Plan and is recommended for approval.
Contact Name:
Anthony Rossi, Planner
Phone: 395-7100Fax: 395-7155
Bryan Tuckey
Director, Community Planning, North District
Schedules:
AOfficial Plan Map
BZoning Map
CSite Plan
DElevations
EWorks and Emergency Services Department, Technical Services Division comments
FWorks and Emergency Services Department, Transportation Services Division comments
GLetter from owners of 225 Finch Avenue
HExisting RM2(19) zoning exception
APPENDIX 1
Proposed and Approved Semi-Detached Dwelling Developments in Central Finch Area
|
145 Finch
Avenue East
RM2(14) |
142 Finch
Avenue East
RM2(19) |
129 Finch
Avenue
East
UDZ-98-21 |
135 Finch
Avenue East
UDZ-98-22 |
Minimum Lot Frontage |
15m/dwelling
7 m/unit |
15.24m/dwelling
7.6 m/unit |
|
|
Maximum Lot
Coverage |
35% |
37% |
|
|
Minimum Lot Area |
665 m² |
557 m² |
|
|
Minimum Front Yard
Setback |
18 m from
centreline of
Finch
Avenue
(Om setback) |
24 m from
centreline of
Finch Avenue
(6m setback) |
|
|
Minimum Side Yard
Setback |
1.2 m |
1.2 m |
|
|
Minimum Rear Yard
Setback |
14.5 m |
9.5 m |
|
|
Maximum Gross Floor
Area |
620 m² |
521 m² |
|
|
Maximum Building
Height |
10 m + 3
stys. |
10 m + 3 stys. |
|
|
Maximum Hard Surface
Area |
70% |
|
|
|