October 27, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:PRELIMINARY EVALUATION REPORT
Zoning Amendment Application UDZ-98-23
Site Plan Application UDSP-98-159
The Urban Design Workshop
139 to 147 Doris Avenue
Ward 10 - North York Centre
Purpose:
The purpose of this report is to provide a preliminary evaluation of an application to amend
the zoning by-law to permit a 24 unit 4 storey condominium townhouse development at 139
to 147 Doris Avenue.
Recommendation(s):
It is recommended that:
(1)staff prepare a final report evaluating the proposal and provide notice of the statutory
public meeting at the appropriate time.
Background:
Proposal:
The application proposes an amendment to the zoning by-law and site plan approval to
permit a 4 storey 24 unit condominium townhouse development on the east side of Doris
Avenue between Greenfield Avenue and Spring Garden Avenue (Schedule C). Access for
all the units will be from a private road which will form part of the common element of a
condominium description. The site is comprised of 4 residential lots each with a single
detached home. The pertinent site statistics are shown below.
|
PROPOSAL |
| Site Area |
3,183.69 square metres (0.32 hectares) |
| Gross Floor Area |
4,477 square metres |
| Number of Residential Units |
24 |
| Density |
1.4 FSI |
| Parking Spaces |
24 plus 2 visitor spaces |
| Building Height |
4 storeys |
Official Plan:
The lands are designated Downtown Residential-1 (DR-1) which permits residential,
recreational, institutional uses and public parks at a maximum density of 1.5 FSI (Schedule
A). The lands are also subject to site specific policy 12.6 of Official Plan Amendment 447
(North York Centre Secondary Plan) which permits a maximum building height of 12
storeys or 35 metres, whichever is less.
Zoning:
The site is zoned R4 One Family Detached Dwelling Fourth Density Zone (Schedule B).
Discussion:
The proposed townhouses are permitted by the DR-1 designation and are at a density and
building height which is less than that permitted by the Official Plan. The following
preliminary planning considerations have been identified:
(1)Community Consultation
A community consultation meeting is being convened for this application on November 10,
1998. The way to ensure further and ongoing community input on this proposal will be
addressed at this meeting.
(2)Urban Design
There are principles of urban design which can be established for the review of this
application. The Official Plan has established general parameters for density (maximum 1.5
FSI) and building height (maximum 12 storeys and 35 m). The Official Plan encourages
comprehensive development in the North York Centre. The establishment of a concept plan
for this block should take into account the following:
- The Ontario Municipal Board decision approving a development on
the south side of Spring Garden at the eastern end of the block. The
development includes a 3 storey height along the Spring Garden
frontage and 6 storeys further back from the street, and 3 storey
townhouses along Kenneth Avenue with access from Spring Garden.
The approval includes a mix of public and private outdoor open
space amenities which achieve private open space for the townhouse
and apartment units and a small parkette and public open space link
to Hollywood Park. Spring Garden Avenue is to be closed at the east
end of the street.
- The remnant lots on the south side of Spring Garden Avenue which
are not subject to any development application at this time, to
provide opportunities for future integrated access arrangements
which can draw vehicular access onto Spring Garden Avenue at
appropriate locations. It should also provide for an appropriate future
distribution of built form, separation distance requirements and
buffering among developments and density on the remnant
properties, privacy and overview considerations with respect to
future development potential on the remnant lands.
- The relationship of future development on the south side of Spring
Garden with the pattern of existing and future development which is
occurring on the north side of the street in the form of small lot
single family dwellings.
(3)City Wide Issues
At its meeting of July 29, 1998, City Council considered a report dealing with private roads
and freehold development. Council adopted a recommendation that "development of
freehold housing on private roads generally be discouraged". This application is for a
condominium townhouse project with access to Doris Avenue. As part of a condominium
description, its driveways do not constitute private roads.
Conclusions:
The applicant is requesting an amendment to the zoning by-law to permit the construction of
a 24 unit 4 storey condominium townhouse development. Staff, in consultation with the
local Councillors, have scheduled a community consultation meeting for November 10,
1998. A final report will be prepared which examines all pertinent issues, subsequent to
community consultation.
Contact Name:
Nimrod Salamon
Telephone: (416) 395-7134
______________________________
Bryan W. Tuckey
Director, Community Planning, North District
Schedules:
AOfficial Plan Map
BZoning By-law Map
CSite Plan
DContext Plan
E1Elevations
E2Elevations
ns\reports\z-98-23
