November 17, 1998

To:North York Community Council

From:Bryan W. Tuckey

Director, Community Planning, North District

Subject:FINAL REPORT

ZONING AMENDMENT APPLICATION

IDELS ARCHITECT INC

129 Finch Avenue East

Ward 10 - North York Centre

UDZ-98-21

Purpose:

This report recommends approval of an application to permit a redevelopment of the site with a 3-storey semi-detached dwelling.

Recommendations:

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

(1) the R6 zoning of the property be amended to RM2 (19).

(2)the RM2 (19) zoning exception be amended to permit, for the property at 129 Finch Avenue East:

(a)a maximum gross floor area of 620 m5.

(b)a minimum lot frontage of 6.8 metres for each semi-detached dwelling unit and 13.7 metres for each semi-detached dwelling.

PRIOR TO THE ENACTMENT OF A ZONING BY-LAW

(3)Prior to the enactment of any zoning by-law, the applicant shall convey all required road widenings along Finch Avenue East.

PRIOR TO THE ISSUANCE OF A BUILDING PERMIT

(4)Prior to the issuance of a building permit, the applicant shall submit a landscape plan satisfactory to the Director, Community Planning, North District, specifically addressing site plan and streetscape improvements in accordance with Secondary Plan guidelines, required Finch Avenue widening, and preservation of existing trees.

GENERAL CONDITIONS

(5)The conditions of the Works and Emergency Services Department, Transportation Services Division as set out in Schedule AE@.

(6)The conditions of the Works and Emergency Services Department as set out in Schedule "F".

(7)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 development of the site with a 3-storey semi-detached dwelling. Pertinent site statistics are shown below:

*based on a Finch Avenue road widening of 4.9 metres

Location and Existing Site:

The site is located on the south side of Finch Avenue East, between Willowdale Avenue and Longmore Avenue. This portion of Finch Avenue is developed predominately with single detached dwellings, including the immediately abutting properties. There is a semi-detached dwelling at 145 Finch Avenue East, and another application (UDZ-98-22) for a semi-detached dwelling at 135 Finch Avenue East, submitted by the same applicant. The Cat Hospital veterinary service is located at the southeast corner of Finch and Willowdale Avenues.

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 permitted uses in order to achieve a mixed use area between Bathurst Street and Bayview Avenue. Along Finch Avenue East, the secondary 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 By-law:

The site is zoned One-Family Detached Dwellings, Sixth Density Zone (R6), which permits single detached dwellings.

There have been seven similar applications for semi-detached dwellings in the Central Finch Area from Willowdale Avenue to Bayview Avenue. These applications include those listed in Appendix 1 to this report, and two recent applications: UDZ-98-26 (162 Finch Avenue East) and UDZ-98-27 (204 Finch Avenue East). Council has approved three of the applications to date. In October 1997, zoning exception RM2(19) was created in the context of the application for a semi-detached dwelling at 142 Finch Avenue East. This exception (attached as Appendix 2) is intended to apply to semi-detached and duplex dwelling redevelopment within the Central Finch area, with provisions set out for maximum for gross floor area, building height, and lot coverage; and minimums for lot frontage, yard setbacks and parking. It is likely that additional applications for semi-detached dwellings will be received for lands in the Central Finch Area which would also be evaluated against the standards of the RM2 (19) exception zone.

Other Department Comments:

The Transportation Services Division of the Works and Emergency Services Department has indicated that they have no objection to the proposal provided the driveway is designed as a mutual driveway with a maximum combined curb cut of 6.0 metres, and the conveyance of a widening of 4.9 metres. Their comments are attached as Schedule AE@.

The comments of the Works and Emergency Services Department are attached as Schedule "F".

The Municipal Standards Division has an active property standards file for this property which indicates the poor condition of the partially enclosed patio structure attached to the rear of the existing dwelling. Their comments are attached as Schedule "G".

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

The Parks and Recreation Planning Branch of the Economic Development, Culture and Tourism Department has indicated that they have no parkland dedication requirement with respect to this application. Their comments are attached as Schedule "I".

Community Consultation:

A community consultation meeting was not required for this application. Any community issues will be addressed through the statutory public meeting of the Community Council.

Discussion:

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 Central Finch Plan and the RM2 (19) zoning exception require 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 10.6 metres, and a rear yard setback of 22.9 metres (75 feet), the proposal falls within the angular plane policies of the secondary plan, but exceeds the maximum building height. The proposed height of 10.6 metres is not necessary since this is new construction and the design of the building can be appropriately revised to reduce the height in compliance with the Official Plan policy and RM6 (19) zoning standards.

Gross Floor Area:

The RM2 (19) provisions limit gross floor area to 521 m5. This proposal is for a semi-detached dwelling with a gross floor area of 620 m5. This represents a density of 0.93 FSI (prior to the road conveyance) which is within the secondary plan policy of a maximum density of 1.0 FSI.

Front Yard Setback:

The applicant has proposed a front yard setback of 2.7 metres. This would not provide sufficient room to park a vehicle in the driveway beyond the Finch Avenue road allowance as widened. The RM2 (19) standards require a minimum of two parking spaces per dwelling unit, and the general by-law provisions specify that a parking space have a minimum length of 5.5 metres. It is recommended that the proposed dwelling be required to be set back 24 metres from the centre line of Finch Avenue in accordance with the RM2 (19) standards, which will provide for a 6 metre front yard setback and a parking space in the front yard. The lot is sufficiently deep to allow the dwelling to be set back the full 24 metres, resulting in a rear yard of approximately 19 metres, while still meeting the angular plane provision.

Lot Frontage:

With a design modification to building height (reduced from 10.6 metres to 10 metres), and a revised front yard setback, the subject property can meet the RM2 (19) provisions, with the exceptions of maximum gross floor area and minimum lot frontage. With these exceptions, the applicant is proposing zoning standards which are consistent with those permitted and proposed for recent semi-detached dwelling developments in the Central Finch Area (see Appendix 1).

Urban Design:

In order to ensure that the site plan and landscape treatment along Finch Avenue is implemented in accordance with the provisions of the Central Finch Secondary Plan, it is appropriate to have the applicant submit a landscape plan to the satisfaction of the Director, Community Planning, North District, prior to the issuance of a building permit. This plan will also reflect the required Finch Avenue conveyance, and should ensure the preservation of existing trees on the 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:

Ruth Lambe, Senior Planner

Telephone: (416) 395-7110Fax: (416) 395-7155

______________________________

Bryan W. Tuckey

Director, Community Planning, North District

Appendices:

1Proposed and Approved Semi-Detached Dwelling Developments in the Central Finch Area

2Existing RM2 (19) zoning exception revised to reflect UDZ-98-12 (221 Finch Avenue East)

Schedules:

AOfficial Plan Map

BZoning Map

CSite Plan

DElevations

ETransportation Services Comments

FWorks and Emergency Services Comments

GMunicipal Standards Comments

HPublic Health Comments

I Parks and Recreation Comments

JToronto District School Board Comments

KBell Canada Comments

LConsumers Gas Comments

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Appendix 1

Proposed and Approved Semi-Detached Dwelling Developments in Central Finch Area

* As recommended.

Appendix 2

RM2 (19) ZONING EXCEPTION *

64.17 (19)RM2 (19)

EXCEPTION REGULATIONS FOR SEMI-DETACHED DWELLINGS AND DUPLEX DWELLINGS

(a)The maximum gross floor area shall be 521 m5.

(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.

(c)The minimum lot area shall be 557 m5.

(d)Yard Setbacks

(I )The minimum front yard setback shall be 24 metres 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 lesser of 10 metres or three storeys. Notwithstanding the above, in no case shall the height of a building (except accessory buildings and structures) exceed 70% of the horizontal distance separating the building from the rear lot line.

(f)The maximum lot coverage shall be 37%.

(g)A minimum of 2 parking spaces per dwelling unit shall be provided.

(h)Landscaping and front yard hard surfacing requirements shall not apply.

*Revisions in italics reflect Amendment Application UDZ-98-12 (221 Finch Avenue East) as recommended for approval by the North York Community Council on October 14, 1998.