December 3, 1998

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Application No.: 298003 to amend the Official Plan and Zoning By-law to permit the construction of 13 residential units, at 910 Logan Avenue. (Ward 25, Don River)

Purpose:

To introduce a proposal to construct 9 townhouse units, 4 with basement suites at 910 Logan Avenue and to give this proposal further consideration including holding a public meeting in the neighbourhood.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

1.I be requested to hold a public meeting in the area to discuss the application and to notify tenants and owners within 120 metres of the site and the Ward Councillors.

2.The owner be advised that, prior to final Council approval of this project, the owner may be required to submit a Noise Impact Statement. The owner will be further advised of these requirements, as they relate to this project, by the Commissioner of Works and Emergency Services.

Background:

This proposal is to replace the church which currently occupies the site. The church is no longer suitable for its congregation which has outgrown the building. Originally, the applicant sought to reuse the existing building. However, since the building is not particularly aesthetically significant and since the floor plate of the major portion of the building is of a sloping theatre auditorium style, it could not be easily redeveloped for residential use. The existing church building is neither designated nor listed historical.

Comments:

1.PROJECT: to permit the construction of 9 freehold townhouses, four of which are proposed to include separate basement suites which could be rented as bachelor apartments.

2.LOCATION: the property is located just north of Danforth Avenue on the west side of Logan Avenue.

3.SITE: the north side of the site shares a common property line with Logan Avenue Parkette. The site is within 4 blocks of the Chester subway station.

4.REASONS FOR THE APPLICATION:

The site is designated Low Density Residential Area under the Part I Official Plan and Council may pass by-laws to permit residential buildings having a gross floor area of up to 1.0 times the area of the lot. At 1.98 times coverage this proposal exceeds the maximum density permitted by the Official Plan by 0.98 times the lot area. An Official Plan Amendment is required.

The site is zoned R2 Z0.6. The proposal does not comply with that zoning in the following ways:

-The development exceeds the 0.6 times the lot area residential coverage permitted by the zoning by-law by 1.38 times the lot area.

- The building exceeds the permitted 10 metre height restriction by approximately 1.25 metres.

-The by-law requires 17 parking spaces and 10 bicycle parking spaces for residents and visitors of the building. Eleven parking spaces and no bicycle parking spaces are to be provided. There is no parking space for handicapped use.

-The proposal also needs zoning amendments to vary building depth, external building wall separations and setbacks.

5.REASONS FOR FURTHER CONSIDERING THE APPLICATION:

a)This project utilizes a through lot between Logan Avenue on the east and Plum Lane on the west to provide housing in a townhouse form common to this neighbourhood.

b)The new houses would be in proximity to local retail and entertainment facilities and subway stations.

c)The development complies with the City of Toronto Official Plan policy (Section 3.12, Location of Buildings with Respect to Streets and Open Spaces) which encourages buildings to be located along the edges of parks and open spaces to provide a degree of overlook and safety. This development will provide houses fronting onto the Logan parkette where a windowless brick wall now exists.

d)One parking space is being provided for each townhouse unit. However, since the units are all linked by a common below grade parking garage, the Zoning By-law considers this to be an apartment development and applies the parking requirement using the higher apartment standard.

e)The proposed residential building is sensitive to the existing houses to the south by providing a greater setback to 908 Logan than currently exists between the church and that home.

f)The entrance to the parking garage is from the rear lane which allows the residential facade on Logan Avenue to be uninterrupted by parking access.

g)Nine townhouse units plus 4 possible bachelor suites would be a less intensive use of this site in its low density residential area than the existing church use.

6.ISSUES TO BE RESOLVED:

a)The applicant initiated a number of pre-application consultations with Urban Planning and Development Services, Community Planning Division. However, the relationship of unit no. 6 to the park could be improved by re-orienting the main entrance to the northeast corner of the building or to the north side of the house.

b)An arborist's report has been submitted by the applicant. Some of the trees on and off site are of significant diameter to require protection measures to be taken during construction to ensure their survival.

Conclusions:

I find that this proposal has been designed to be integrated into the local area. I am recommending that a meeting be held in the neighbourhood to describe the proposal to local residents and to be advised of any comments or concerns that they may have with respect to the application.

Contact Name:

Tim Burkholder

Community Planning, East Section

Tel: 392-0412

E-mail: tburkhol@city.toronto.on.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET

Confirmed Municipal Address:910 Logan Avenue.

PLANNING CONTROLS (For verification refer to Chief Building Official)

PROJECT INFORMATION