May 12, 1999

To:Chair and Members, Etobicoke Community Council

From:Karen V. Bricker, MCIP, Director of Community Planning, West District

Subject:Public Meeting

Adanac Realty Limited

North side of Bell Manor Drive, north of Berry Road just west of Stephen Drive

File No: Z-2284(Lakeshore-Queensway)

Purpose:

To consider a proposal to rezone the 1 504 m² (0.37 acre) vacant parcel of land, located on the north side of Bell Manor Drive, north of Berry Road and west of Stephen Drive from Fifth Density Residential (R5) to Group Area Fourth Density Residential (R4G) to permit the development of eight, freehold townhouse units.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that the application by Adanac Realty Limited be approved subject to a Public Meeting to obtain the views of interested parties and, if approved, that the conditions to approval outlined in this report be fulfilled.

Background:

On January 19, 1999, Adanac Realty Limited submitted a rezoning application to permit the development of eight, freehold townhouse units on the subject site. Etobicoke Community Council, on February 17, 1999, received a Preliminary Report in connection with this proposal and requested that the Director of Community Planning, West District, address issues with respect to whether the subject property should be considered environmentally significant within the context of the Etobicoke Official Plan due to the existence of sassafras trees on the property and to review the potential for an easement across the property for the benefit of local residents for access to Stonegate Plaza. These matters are discussed later in the report.

Site Description and Surrounding Uses:

This remnant 1 504 m² (0.37 acre) vacant parcel of land is located on the north side of Bell Manor Drive, north of Berry Road and west of Stephen Drive (Exhibit No. 1). The site is steeply slopped with the toe of the slop along Bell Manor Drive. The top of the slope abuts a paved driveway associated with an existing apartment building which fronts onto Crown Hill Place. The east and west sides of the parcel comprise built-up areas of asphalt pavements, including a partial retaining wall at the east end of the site.

The surrounding land uses are as follows:

North:Beyond the crest of the slope, lands are zoned Fifth Density Residential (R5) and are occupied by low-rise apartment buildings which front onto a local street Crown Hill Place.

South:Across Bell Manor Drive, an Etobicoke collector road, lands are zoned Fifth Density Residential (R5) and occupied low-rise apartment buildings with at-grade parking areas fronting onto Bell Manor Drive.

West:Fronting onto Bell Manor Drive, lands are zoned Fifth Density Residential (R5) and are occupied by low-rise apartment buildings with associated at-grade parking areas.

East:Fronting onto Bell Manor Drive and Stephen Drive lands are zoned Planned Commercial Local (CPL) and occupied by a neighbourhood retail plaza (Stonegate Plaza).

Proposal:

Adanac Realty Limited has requested a rezoning of the subject lands from Fifth Density Residential (R5) to Group Area Fourth Density Residential (R4G) to permit the development of eight, freehold townhouse units.

Exhibit No.1 is a map showing the location of the property. Exhibit Nos. 2 and 3 are reductions of the site plan and building elevations. A summary of the site statistics provided by the applicant is as follows:

Site Area:1 504 m²16, 189 ft²

Gross Floor Area:1 156 m²12, 448 ft²

Number of Units:8

Floor Space Index:0.77

Density:53 uph21 upa

Height:13 m43 ft.(three storeys)

Coverage:493 m²5, 310 ft² 33 %

Landscaped Area:874 m²9, 410 ft²58 %

Paved Area:137 m²1, 475 ft² 9 %

Parking Required:13 spaces (as per Zoning Code requirements of 1.6 spaces per unit)

Parking Provided:16 spaces (including eight spaces on individual driveways)

The proposal consists of eight grade-related townhouse units oriented towards Bell Manor Drive. The units would be typically three storeys high with a maximum roof height of 13 m (43 ft.). The units would contain three bedrooms with an average unit size of 143 m² (1, 541 ft²). The width of the proposed units would be 5.2 m (17.3 ft.). The majority of units would have a 7.0 m (23 ft.) rear yard and a frontyard setback of 5.5 m (18 ft.). In addition a 7.8 m (25.5 ft.) landscape buffer would extend beyond the private rear yard amenity space of the individual units at the top of the proposed retaining wall. A 1.8 m (6 ft.) wood screen fence will be installed along the north property line which would limit the impact on privacy and views. Residential parking would be provided with parking for two cars; one in a single car garage and one parked on the driveway. Landscaping would be provided in individual rear and front yards and within the public boulevard.

Comment:

Official Plan and Zoning Code:

The site is designated High Density Residential in the Official Plan, which generally permits multiple unit housing of all types to be developed within the range of 70-185uph (28-75 upa) to a maximum floor space index (FSI) of 2.5. The proposed density of the project would be 53 uph (21upa) with a corresponding FSI of 0.77, which falls well below the density limits of the Plan. The site is zoned Fifth Density Residential (R5) which permits among other uses apartment houses. The current zoning could permit a 4-storey, 27 unit apartment building. However, given the site constraints, the applicant has requested that the site be downzoned to permit a street related form of development. Proposals to amend the Zoning Code, for these purposes are subject to the criteria outlined in Section 4.2.19 of the Official Plan. Staff have evaluated the proposal within the context of these criteria which have been appended as Exhibit No.4.

Planning staff are generally satisfied that the proposal would meet the criteria for High and Medium Density residential development as outlined in Section 4.2.19 of the Plan. The proposal would be compatible with the adjacent low-rise apartment developments to the east, north and south and would provide for a greater range of housing types in the area. There is sufficient capacity on the adjacent roadways to support the development, and hard and soft services can be provided. The site is located in an area with access to Berry Road and to Parklawn Road, both of which have been identified as Etobicoke Arterial Roadways in the Etobicoke Official Plan. Public transit is available on Stephen Drive and Park Lawn Road. Commercial shops and services are in close proximity at Stonegate Plaza adjacent to the site. In addition, recreation facilities are available locally at Bell Manor Park to the west of the site.

Subject to the fulfillment of certain conditions, staff recommend that the site be rezoned to Group Area Fourth Density Residential (R4G) with development standards to reflect the approved project.

Land Use and Site Design Considerations:

While the proposed residential development would be compatible with the neighbourhood to the east, south and north, as proposed, it would place residential development in close proximity to the retail plaza's (Stonegate Plaza) service driveway and refuse storage area, located to the west of the proposal.

Staff reviewed the land use compatibility of the proposal within this context and requested the applicant to provide an adequate buffer and/or separation distance between the easterly boundary of this proposed development, and the service area of the existing neighbourhood plaza use which it abuts. Staff note that the subject lands and Stonegate Plaza property are under the same ownership.

In response to staff's request, the applicant has proposed a buffer which includes a 3.0 to 3.5 m (10 to 11 ft.) sideyard setback; intensified landscaping within the sideyard; and, a 1.8 m (6 ft.) high wood screen fence. In addition to these provisions, the applicant will also provide an updated service plan for the Plaza, which would detail the service requirements of the Plaza, including delivery, refuse storage and removal. The adequacy of the proposed service plan, should be finalized to the satisfaction of the Urban Planning and Development Services and Works and Emergency Services Departments prior to Council's consideration of an amending by-law. The approved Servicing Plan will be secured through an appropriate agreement(s).

If the separation and/or buffer between the two uses and the new Servicing Plan proposed by the applicant is implemented, potential land use conflicts between the existing commercial use and proposed residential development should be minimized.

Community Council Requests:

As noted above, on February 17, 1999, Etobicoke Community Council received a Preliminary Report in connection with this proposal and requested that the Director of Community Planning, West District, address issues with respect to whether the subject property should be considered environmentally significant within the context of the Etobicoke Official Plan due to the existence of sassafras trees on the property. This is a species of tree that is rare to the Toronto area. The Director was also requested to review the potential for an easement across the property for the benefit of local residents for access to Stonegate Plaza. These matters were also referred to the Environmental Task Force for their review and comment.

Planning Staff have reviewed the relevant policies of the Etobicoke Official Plan - Environmentally Significant Areas Section 6.4 with respect to designating the subject site as environmentally significant. The Official Plan has identified nine Environmentally Significant Areas within the former City and are outlined on Map 6 of the Plan which include areas that provide a natural habitat for rare indigenous species. Other areas may also be identified over time and incorporated into the Plan if deemed appropriate with the assistance of agencies such as the Toronto Region Conservation Authority or Parks and Recreation Services.

Parks and Recreation Services staff advise that although the site is home to a rare stand of sassafras trees, the site's topography (steeply sloped), soil condition (sand and gravel) and tree condition (pedestrian trampling of root structures for years) is such that preserving or relocating the trees would not succeed.

The applicant also submitted an Arborist Report, prepared by Dillon Consulting Limited, which concluded that the presence of the sassafras on the site is of some significance. However, due to the poor condition of the site and its relative isolation with no linkages to other natural areas, the preservation of these trees would be of little value in their present location. The report recommends that were possible, existing trees outside of the building envelope should be preserved and that other species of trees, including the large oaks that exist on the property, be preserved as they are in excellent condition. These preservation methods would be reviewed in more detail in conjunction with an application for site plan control approval.

The applicant and Parks and Recreation staff have consulted a number of tree contractors who concur that relocating the trees would not be successful. This matter has been reported on separately by Parks and Recreation Services to Community Council on April 28, 1999. The Environmental Task Force concurs with these recommendations.

With respect to the request of Community Council to consider the provision of an easement across the site for the benefit of local residents to access Stonegate Plaza, staff note that the property has been used by local residents from Hill Heights Drive and Crown Hill Place to access the Plaza for a number of years without the permission of the owner(s). Staff further note that there is an intervening parcel of land located to the north of the subject site which separates the subject property from those residents on Hill Heights Drive and Crown Hill Place. The owner of the intervening property (5 and 6 Crown Hill Place) advised Community Council in a letter dated March 8, 1999, that they are opposed to the provision of an easement on the subject site as it would further encourage trespassing, littering, noise and vandalism on their property (Exhibit No. 5).

Staff note that the neighbourhood has an established public network of roads and sidewalks, and that access to the Plaza for those residents on Hill Heights Drive and Crown Hill Place exists by way of a Public Lane that connects Crown Hill Place to Riverwood Parkway and Stephen Drive.

Agency Comments/Department Circulation:

In response to the circulation of plans submitted in support of this application, no objections have been expressed by the Fire Department, Realty Services, Toronto Hydro and Canada Post.

The Transportation Planning Section of City Works Services recommends that the proposed paired driveway width be reduced from 6.5 m in width to a smaller to a range between 5.5 m to 5.8 m in width and that the driveway length be increased from 5.5m to 6 m in accordance with Zoning Code standards (Exhibit No. 6).

The Waste Management Division will provide curb-side waste and recycling collection for the project.

The Development Engineering Section of the Works Department has advised that there are existing watermains, storm and sanitary sewers available on Bell Manor Drive. Storm water management and grading (including proposed retaining wall) shall be to the satisfaction of the Works Department. (Exhibit No. 7).

As noted above, Parks and Recreation staff have reported on the sassafras trees under separate cover. Parks staff have concluded that no preservation measures be taken for the sassafras trees. In compensation for the loss, Parks and Recreation staff have recommended that an intensified planting of shrubs and trees be provided above the proposed retaining wall, the existing asphalt boulevard be rehabilitated to grass, and street trees be planted. On April 28, 1999, Community Council endorsed the recommendations in the report and further moved that the developer provide funding to re-establish a stand of sassafras trees within the immediate neighbouhood to the satisfaction of Parks and Recreation Services and Works and Emergency Services. The subject proposal would also be subject to a 5% cash-in-lieu of parkland dedication.

The Toronto District School Board has advised that the students anticipated from the proposed development cannot be accommodated at Park Lawn Junior-Middle School and Etobicoke Collegiate, and the Board will be required to make alternative accommodation arrangements (Exhibit No. 8). The Toronto District Catholic School Board have no objection to the application. They have however expressed their concern regarding overcrowding and the lack of permanent facilities at Bishop Allen Catholic School. Junior grade students can be accommodated at St. Mark Catholic School (Exhibit No. 9).

Further Planning Approvals and Agreements:

As the lands are subject to Site Plan Control, the applicant would also be required to submit detailed site plans for review and approval including a tree preservation and replanting plan.

The applicant is requesting freehold tenure with the sale of individual lots to be facilitated through the consent process and/or the lifting of part-lot control. No application to either the Committee of Adjustment or the lifting of part-lot control has been received.

Community Meeting:

A community meeting was held on March 31, 1999, at which time approximately six area residents reviewed and commented on the proposed application. Residents expressed concerns regarding the significance of the sassafras trees located on the site, existing commercial traffic and noise from the servicing of Stonegate Plaza and the need for additional forms of affordable housing.

The concerns related to planning matters have been discussed in this report.

Conclusion:

The subject application has been evaluated within the context High Density Residential provisions of the Official Plan. Community Planning staff are of the opinion that the proposed development is well below the density limits of the Official Plan and would comply with the criteria for considering developments within High Density residential designations. In the event of approval, it would be appropriate to incorporate development standards with respect to height, floor space index and density into the amending by-law.

The proposal would be compatible with the adjacent low-rise apartment developments to the east, north and south and would provide for a greater range of housing types in the area. Notwithstanding the project's general compliance with the Official Plan criteria, the rezoning could result in land use compatibility concerns with respect to the servicing of the neighbourhood retail plaza to the east. A separation and/or buffer between the two uses, and the securing of a Servicing Plan for the Stonegate Plaza should minimize potential land use conflicts between the existing commercial use and proposed residential development.

In is recommended that the application be approved, subject to fulfillment of the following conditions:

Conditions to Approval:

l.Fulfilment of the following conditions by the applicant prior to the enactment of an amending by-law:

(i)Submission of plans and information to address the requirements of Traffic Planning and Development Engineering Sections of the Works and Emergency Services Department.

(ii)Submission of a Service Plan for Stonegate Plaza, which shall address servicing requirements for delivery and refuse storage to the satisfaction of Urban Planning and Development Services and Works and Emergency Services including the signing of any necessary agreements and the posting of a financial guarantee to ensure compliance with the approved plan.

(iii)The developer provide funding to re-establish a stand of sassafras trees within the immediate neighbouhood to the satisfaction of Parks and Recreation Services.

2.The amending by-law shall provide for the following:

(i)Rezoning of the site from Residential Fifth Density (R5) to Group Area Fourth Density Residential (R4G). The site specific by-law shall provide standards for units, floor space index, height, setbacks, coverage, landscaped open space, fencing and parking.

3.Further detailed consideration of the proposal under Site Plan Control to include inter alia:

(i)Signing of a Site Control Agreement and payment of the necessary fees associated with the preparation, execution and registration of same.

(ii)Submission of landscape plans detailing fencing, curbing, grading, retaining walls, street trees, planting and tree preservation methods for trees (including abutting properties), to the satisfaction of the Staff Advisory Committee on Development Control and the posting of a financial guarantee to ensure compliance with the approved plans.

(iii)Provision of on-site services, including the provision of storm water management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if required, by Works and Emergency Services.

(vi)The developer to pay the prevailing development charges in effect at the time of the issuance of building permits and any outstanding cash-in-lieu of parkland contributions or dedications.

(vii)A construction site management plan shall be provided to the satisfaction of the Staff Advisory Committee on Development Control.

Contact Name:

Paulo Stellato, MCIP, RPPTel: (416) 394-6004

Community Planning, West DistrictFax: (416) 394-6063

Karen V. Bricker, MCIP

Director Community Planning

West District

h:\dev2\z-2284\adanac.rpt

Exhibit No. 4

Official Plan Criteria for Considering

High Density Residential Proposals

(Section 4.2.19)

(a)the proximity of the site to retail facilities, or to other Medium or High Density Residential designations

Local retail facilities would available within Stonegate Plaza, located at the intersection of Berry Road and Stephen Drive, adjacent to the subject site. The plaza contains a variety of commercial uses including a food store, pharmacy, dental offices and a Community Health Centre.

The site is close to several properties which are designated High Density Residential. High Density Residential designated lands to the the east, south and north, have been developed at an average density of 111 uph (45 upa) in low-rise apartment form with building heights ranging from 4 to 6 storeys.

(b)the adequacy of local social and educational services

The Toronto District School Board has advised that the students anticipated from the proposed development cannot be accommodated at Park Lawn Junior-Middle School and Etobicoke Collegiate, and the Board will be required to make alternative accommodation arrangements (Exhibit No.8). The Toronto District Catholic School Board have no objection to the application. They have however expressed their concern regarding overcrowding and the lack of permanent facilities at Bishop Allen Catholic School. Junior grade students can be accommodated at St. Mark Catholic School (Exhibit No. 9).

The proposed development would be located within an established residential community with a wide range of community services available including a local park with a variety of recreational equipment, places of worship, and local health care facilities. The Fire Department has not identified any concerns with respect to providing adequate services to the proposed development and surrounding community.

(c)the level of accessibility and the proximity of the site to collector roads, arterial roads, transit and expressways, and the capacity of those facilities

The site fronts onto Bell Manor Drive, a residential street and is located in an area with access to Berry Road and to Parklawn Road which have been identified as Etobicoke Arterial Roadways. There are connections to Park Lawn Road which provides direct access to F. G. Gardiner Expressway and Queen Elizabeth Way, with connections to Highway Nos. 27 and 427 and Highway No. 401. Public transit is available on both Stephen Drive and Park Lawn Road. The Works Department has not identified any concerns with respect to the capacity of the local roadway system to support the development

(d)the suitability of the site in terms of size and shape to accommodate the proposed density including on-site parking, landscaping and recreational facilities

The site is rectangular in shape with a site area of 1 504 m²(16, 189 ft²). The proposed development would result in a density of 53 uph (21 upa) and a FSI of 0.77, well below the limits of the Official Plan for High Density Residential development.

The size and shape of the block is sufficient to accommodate the building locations, parking, landscaping and rear yard private amenity areas.

(e)the desire to provide a range of dwelling types and building heights on sites of sufficient size as indicated in Section 2.2.6.

The proposed development would introduce a 3-storey component within the high density residential area of low-rise apartment buildings and would introduce a range of dwelling sizes of a different tenure that is currently not provided for in the neighbourhood.

(f)the effect of increased traffic, so that no undue adverse impacts are created for local residential streets

The Transportation Planning Section of the Works Department has advised that due to the modest scale of the proposal, traffic impacts would be negligible. Transportation staff have, however, requested driveway modifications (Exhibit No 6).

(g)the effect of the height and form of the development so that no undue adverse impacts in terms of overshadowing or loss of amenity are created for existing residential buildings on site, and for neighbouring residential uses

Due to the lower height and location of the proposed development, shadowing of existing residential development is not expected. The proposed 3-storey development will provide a gradual transition in height and density from existing low-rise apartments in the neighbourhood.

The townhouses will feature a minium 7 m (23 ft.) rear yard. In addition a 7.8 m (25.5 ft.) landscape buffer would extend beyond the private rear yard amenity space of the individual units at the top of the proposed retaining wall. A 1.8 m (6 ft.) wood screen fence will be installed along the north property line which would limit the impact on privacy and views.

In terms of loss of amenity, recreation facilities are available locally at Bell Manor Park to the west of the site.

(h)the relationship of the site to nearby lower density residential uses, if any, in view of the desire to provide a gradual transition in height and density wherever possible, or other buffering measures

Is not applicable.

(i)the degree to which the site is proximate or exposed to significant open space amenities such as valleylands or the waterfront

The Humber River and associated parkland/open space system (Humber Marshes Park) are located to the east of the subject property. This park system provides access to extensive areas of open space for passive recreation, bicycling and hiking.

(j)the ability to meet the housing targets in Section 2.2

(k)the desire to stay within the population ranges outlined in Sections 2.2.1 and 2.2.2

The former Etobicoke's Housing Target Policies are aimed at providing a sufficient housing base for a minimum population of 300,000 persons and achieve a wide range of housing types. The subject application is compatible with these policies and would serve to improve the mix of housing types available.

The Official Plan has also set a target of 153,000 to 175,000 persons for the Central Housing District. According the 1991 Canadian Census data, the population of the Central District was approximately 174,000 persons. The subject application, in combination with other recently approved residential applications, would indicate that the maximum population range could be reached or exceeded if the development projects were constructed and occupied within the next 3 to 5 years. Staff note that the population range is not to be considered the planned capacity for the district and increases in population can be accommodated provided that public, social and other services are adequate. Based on the circulation of this application, services would be available for future residents.