Zoning Amendment Application UDZ-97-20 -
799806 Ontario Ltd. -
303 Finch Avenue East - North York Centre
The North York Community Council, after considering the deputations and based on the findings of fact,
conclusions and recommendations contained in the report (September26, 1997) from the Commissioner of
Planning, former City of North York, and for the reasons that the proposal is an appropriate use of the lands,
recommends that the application submitted by 799806 Ontario Ltd. regarding Zoning Amendment for 303Finch
Avenue East, be approved, subject to the conditions outlined in the reports.
The North York Community Council reports having held a statutory public meeting on November 12, 1998, with
appropriate notice of this meeting, in accordance with the Planning Act.
The North York Community Council submits the following report (September 26, 1997) from the Commissioner of
Planning, former City of North York:
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; and
(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 percent of the horizontal distance separating the building from the rear
lot line; and
(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;
- 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" to the report (September 26,
1997) from the Commissioner of Planning, City of North York;
- the conditions of the North York Transportation Department attached as Schedule "G" to the report (September 26,
1997) from the Commissioner of Planning, City of North York; and
- the conditions of the North York Public Works Department attached as Schedule "H" to the report (September 26, 1997)
from the Commissioner of Planning, City of North York.
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" to the report (September 26, 1997) from the Commissioner of Planning, City of North York.
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" to the report
(September 26, 1997) from the Commissioner of Planning, City of North York.
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" of the report (September 26, 1997)
from the Commissioner of Planning, City of North York).
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"of the report
(September 26, 1997) from the Commissioner of Planning, City of North York)
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" of
the report (September 26, 1997) from the Commissioner of Planning, City of North York).
The North York Parks and Recreation Department advise a 5 percent cash-in-lieu of parkland dedication payment is
required for this project at the building permit stage (Schedule "I" of the report (September 26, 1997) from the
Commissioner of Planning, City of North York).
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 percent 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" of the report (September 26,
1997) from the Commissioner of Planning, City of North York.
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 percent. 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" to the report (September 26,
1997) from the Commissioner of Planning, City of North York).
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.
(A copy of the Schedules referred to in the foregoing report is on filed in the office of the City Clerk, North York Civic
Centre.)
The North York Community Council reports having received the following Supplementary Report No. 1 (October
8, 1998) from the Director, Community Planning, North District:
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
(A copy of Appendix "A" referred to in the foregoing report is on file in the office of the City Clerk, North York Civic
Centre.)
________
Ms. Muriel Drummond appeared before the North York Community Council in connection with the foregoing matter.