October 8, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:SUPPLEMENTARY REPORT NO. 1
ZONING AMENDMENT APPLICATION
799806 ONTARIO LTD.
303 Finch Avenue East
Ward 10 - North York Centre
Purpose:
The purpose of this report is to provide background information on the conditions of site
plan approval for this property.
Recommendation:
It is recommended this report be received for information.
Background:
On September 26, 1997, the North York Planning Committee recommended that a public
meeting for this application be scheduled. Notice of a public meeting is for November 12,
1998. The Planning Committee also recommended that the draft conditions of Site Plan
Approval be made available at the time of this public meeting. The draft site plan
conditions are attached to this report as Appendix "A".
The Director of Community Planning is delegated to approve plans and drawings and is
prepared to do so with Community Council consideration of our report dated September 26,
1997 on the rezoning.
Contact Name:
Anthony Rossi, Planner
Telephone: (416) 395-7114Fax: 395-7155
______________________________
Bryan W. Tuckey
Director, Community Planning, North District
PLANNING DEPARTMENT
STAFF REPORT
Paula M. Dill
COMMISSIONER OF PLANNING
TO:The Chairman and Members of the Planning Committee
SUBJECT:ZONING AMENDMENT APPLICATION
799806 ONTARIO LTD.
303 Finch Avenue East
Lot 16 and Block A, Plan M-905
DATE:September 26, 1997Ward 11
UDZ-97-20
1.0SUMMARY:
This application proposes to amend the Zoning By-law to permit the construction of four
3-storey townhouse units. The property is located within the Central Finch Area Secondary
Plan. The proposed development is appropriate and conforms to the site's official plan
designation.
2.0RECOMMENDATIONS:
It is recommended the application be approved subject to the following conditions:
ZONING BY-LAW
2.1The R4 zoning of the site be amended to RM1 exception subject to the following
specific provisions:
Exception Regulations for Multiple Attached Dwellings
(a) The maximum gross floor area shall be 910m².
(b)The minimum lot frontage shall be 22.5 metres.
(c)The minimum lot area shall be 200m² per dwelling unit.
(d)Yard Requirements
(i)The minimum front yard shall be (awaiting Metro Comments) from the centre line of
Finch Avenue East.
(ii)The minimum side yard setbacks shall be 1.2 metres.
(iii)The minimum rear yard setback shall be 9.5 metres.
(e)The maximum building height shall be the lessor of 10 metres or three storeys.
However, in no case shall the height of a building (except accessory structures) exceed 70%
of the horizontal distance separating the building from the rear lot line.
(f)Landscaping and Lot Coverage requirements shall not apply.
General
2.2Prior to enactment of the zoning by-law, the applicant shall receive site plan approval
with particular attention given to:
- the treatment of the street frontage along Finch Avenue;
- ensuring sufficient landscaping, buffering and fencing is provided for the balance
of the site; and,
- ensuring proper driveway widths, on site circulation and the opportunities to
coordinate entrances from Finch Avenue East from two separate driveways to one
driveway.
- the conditions of the Metropolitan Toronto Planning Department attached as
schedule "F".
- the conditions of the North York Transportation Department attached as schedule
"G".
- the conditions of the North York Public Works Department attached as schedule
"H".
2.3That the site plan application be scheduled on the same agenda as the statutory public
meeting for the rezoning application.
3.0PROPOSAL:
The application is for the development of four 3-storey townhouse dwellings representing a
gross floor area of 910m² and a corresponding floor space index of 0.85 (prior to
conveyance). The applicant has indicated the units will be sold separately. As a result a Part
Lot Control Exemption Application will be submitted. The conceptual site plan is shown
on schedule "C".
4.0LOCATION AND EXISTING SITE:
The property is located on the south side of Finch Avenue East, between Bayview Avenue
and Estelle Avenue. The site has a frontage of 22.86 metres, an area of 1076m² and is
developed with a one and one half storey single family detached dwelling. Abutting the
property to the east and south are single family homes. To the west is Finch Public School.
The south-west corner of Finch Avenue and Bayview Avenue is developed with 13
townhouse units. Across the street, on the north side of Finch Avenue, is the Carefree
Lodge Vint Foundation.
5.0PLANNING CONTROLS:
Official Plan:
The lands are designated Central Finch Residential-Two (CFR-2) by the Official Plan. This
designation permits multiple-unit residential uses and no Official Plan amendment is
required for this proposal.
Zoning By-law:
The property is zoned R4 which permits one-family detached dwellings. An amendment to
the zoning by-law is required to permit the proposed townhouse development.
The Official Plan and zoning of this site and surrounding uses are shown on schedules "A"
and "B".
6.0OTHER DEPARTMENT COMMENTS:
Relevant comments received from circulated departments and agencies are as follows:
The Metropolitan Toronto Planning Department advise a conveyance is required across
the frontage of the property in order to secure the future 36 metre right-of-way of Finch
Avenue East (schedule "F")
The North York Transportation Department advise that the proposal meets the
minimum required driveway width at the property line of 6 metres and the minimum
requirement of 2 parking spaces per dwelling unit (schedule "G").
The North York Public Works Department advise the applicant will be required to enter
into an agreement with the City requiring the unit owners' of the freehold townhouses
agree to jointly maintain the common driveway (schedule "H").
The North York Parks and Recreation Department advise a 5% cash-in-lieu of parkland
dedication payment is required for this project at the building permit stage (schedule "I").
7.0PUBLIC CONSULTATION:
A Community Meeting was held on September 23, 1997 at the City of North York. There
were four residents in attendance. Comments were made regarding the height of the
proposed building, fencing, the possibility of providing a singular driveway onto Finch
Avenue and setback requirements. Based on the issues raised by the community, it is
appropriate that the site plan application be considered at the same meeting as the statutory
public meeting for the rezoning application. The applicant concurs with this request.
The issues raised by the community have been specifically addressed in the following
discussion.
8.0PLANNING ISSUES:
8.1The Central Finch Area Secondary Plan
The Central Finch Area Secondary Plan provides policy direction for redevelopment and
intensification of properties fronting onto Finch Avenue east and west of Yonge Street. The
Plan encourages the establishment of a vibrant, interesting and active street-front in the
Central Finch Area through the provision of residential uses with front doors and building
faces which address the street. The CFR-2 designation of this property permits, among
other uses, multiple-unit residential uses having a maximum floor space index of 1.0. This
residential proposal at a density of 0.96 FSI meets the Secondary Plan policies.
As a result of this proposal, the property at 305 Finch Avenue East, will be between the
proposed 4 townhouse units and the townhouses located at the south west corner of Finch
Avenue East and Bayview Avenue. However, the development of the subject property does
not preclude a similar development on the adjacent lot to the east.
8.2Urban Design Issues
Building Height and Setback Relationship
The Plan requires an overall building height of three storeys and 10 metres and that the
height of a building shall not exceed 70% of the horizontal distance separating the new
construction and the nearest stable residential property lines. The proposed development is
3 storeys and has a maximum height of 10 metres and conforms to the angular plane
policies of the Plan. The proposed elevation drawings are shown on schedules "D" and "E".
The height of the proposed building was an issue for the residents in the area. Consistent
with the Secondary Plan, the recommended RM1 exception should establish zoning
standards to ensure the townhomes maintain the three storey, 10 metre maximum height
and angular plane requirements of the Plan are maintained.
Setbacks and Gross Floor Area
In order to create a street oriented development which enhances the pedestrian relationship
along Finch Avenue, the townhomes are located with their front facing onto Finch Avenue.
The location of the building maintains the future 36 metre right-of-way and provides
enough driveway area to ensure proper on site circulation while complying with the
required parking provisions of the by-law. A minimum rear yard setback of 11.27 metres is
proposed which increases to 12.8 metres at the rear westerly portion of the building. This
setback will ensure the protection of the stable residential properties to the south. The 1.2
metre side yard setbacks reflect the nature of the redevelopment opportunities on Finch
Avenue.
The development represents an overall lot coverage of 35%. The coverage proposed is
appropriate and allows for a development which is consistent with the policies of the
Official Plan. It is recommended the RM1 exception for this site reflect the maximum gross
floor area and minimum setback requirements to ensure development conforms to the
policies in the Plan. It is not necessary to establish lot coverage provisions when the
maximum gross floor area and minimum setback requirements are regulated.
Site Plan Approval
Prior to enactment of the zoning by-law, the applicant will be required to obtain site plan
approval. This review will include treatment along the Finch Avenue frontage and the
balance of the site through a combination of landscape planting and privacy fencing as was
raised at the community consultation meeting. The design of walkways, parking areas and
driveways will also be reviewed to ensure proper on site circulation. Reducing the number
of driveways onto Finch Avenue East will provide for additional landscaping opportunities
and will meet the general intent of the Plan to reduce the number of access points onto the
arterial road. The site plan should also ensure that the width of the driveway is 6 metres as
indicated in the North York Transportation comments attached as schedule "G".
8.3Parking and Vehicular Access
The By-law requires a total of 8 parking spaces, 2 for each townhouse unit. The plans
circulated with this application indicate the proposed building would be setback 10.51
metres from the required 36 metre Finch Avenue right-of-way. The proposal provides
adequate front yard parking spaces between the building face and the new Metro
right-of-way while complying with the By-law requirement of 2 parking spaces for each
dwelling unit. The front yard setback and parking provisions should be specifically
addressed in the exception zoning for this site.
10.0CONCLUSION:
The proposal creates a street oriented development while ensuring the adjacent stable
residential areas to the south are protected. Staff recommend approval of this application
subject to the conditions outlined in this report.
Respectfully submitted,
Paula M. Dill
COMMISSIONER OF PLANNING
Report prepared by Community Planning Division
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