July 21, 1999
To: East York Community Council – September 14, 1999
From: Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
Subject: Application to Amend Zoning By-law No. 6752
by Maurice Jouenne regarding 153 Torrens Avenue
Purpose:
This is a report and staff recommendation regarding
an application to amend Zoning By-law No. 6752
to permit a pair of semi-detached dwellings at
153 Torrens Avenue.
Financial Implications:
The developer will assume the costs associated
with this development.
Recommendation:
It is recommended that the East York Community Council:
(1) approve the application by M.J. Design Consultants to permit one pair of semi-detached dwellings at 153 Torrens Avenue, with site-specific zoning exceptions to allow side yard setbacks of 0.6 metres on the exterior sides of the dwellings, and a 0 metre setback between the dwellings;
(2) enact a zoning by-law amendment in the form attached.
Background:
M.J. Design Consultants on behalf of the owners, 578898 Ontario Limited, submitted this application. The applicant is proposing an amendment to Zoning By-law No. 6752 to permit a pair of semi-detached dwellings on the property at 153 Torrens Avenue.
Discussion:
1. Site Description:
The site is located on the south side of Torrens Avenue, east of Pape Avenue, opposite William Burgess Public School, as illustrated on the location map above. The property has a lot frontage of 10.9 metres (35.7 feet), and a lot area of 498 square metres (5,360 square feet). The property is described as Part of Lot 219, Registered Plan M-40.
The site is developed with a one-storey detached dwelling. The properties in the neighbourhood are residential. The surrounding properties are used for detached dwellings. Other properties on Torrens Avenue are developed with semi-detached dwellings.
2. Proposal:
The applicant is proposing to demolish the existing dwelling and construct a pair of semi-detached dwellings. Each new dwelling would be two-storeys, with a gross floor area of 161.45 square metres (1,738 square feet). Each dwelling would have a parking space in a basement level garage.
Drawings showing the site plan and building elevations are attached.
3. Official Plan:
The site is designated Low Density Residential in the Official Plan for the Borough of East York. The policies for this designation are in Section 3.3 of the Official Plan. The Low Density Residential policies permit the land to be zoned for ground-oriented housing forms, such as detached, semi-detached and row house dwellings. The proposal complies with the Low Density Residential policies.
4. Zoning By-law:
The site is zoned R1C in Zoning By-law No. 6752. The R1C zone permits one-family detached dwellings, but not semi-detached dwellings.
The appropriate zoning category for a semi-detached dwelling is R2A. The following chart sets out the zoning requirements for a semi-detached single-family dwelling in the R2A zone, and the corresponding statistics for this site.
Zoning Requirement: 153 TorrensAvenue:
Lot Frontage 10.5 m (34.5 feet)
per semi pair 10.9 metres (35.7 feet)
Lot Area 325 m2 (3,498 square
feet) per semi pair 498 m2 (5,360 square feet)
Front Yard 6.0 metres (19.7 feet) 6.1 metres (20 feet)
Side Yard 0.9 metres (2.95 feet) east exterior 0.6 metres (1.97 feet)
west exterior 0.6 metres (1.97 feet)
interior 0 metres
Rear Yard 9.0 metres (29.5 feet) 22.5 metres (74 feet)
Lot Coverage 35% 32.8%
Floor Space Index 0.75 0.65
Height 8.5 metres (27.8 feet) 8.5 metres (27.8 feet)
Building Length 16.75 metres (54.9 feet) 16.75 metres (54.9 feet)
Parking 1 space per unit 1 parking space per unit
5. Circulation:
The application was circulated to the usual commenting departments and agencies. No comments or objections were received.
6. Public Participation:
Staff from the Community Planning Division held a Community Meeting on July 19, 1999 at the East York Civic Centre. Staff mailed notice of the meeting to all properties within a 120 metre (295 feet) radius of the property. Two neighbourhood residents came to the meeting, but did not express any concerns about the proposal.
Notice of the September 14, 1999 Public Meeting was also mailed to all to all properties within a 120 metre (295 feet) radius of the property.
Comments:
The applicant proposes to construct the dwellings generally in accordance with the zoning standards for semi-detached dwellings, however, he is seeking exceptions to the side yard setback requirement. The zoning by-law requires a minimum side yard of 0.9 metres (2.95 feet), whereas the applicant is proposing side yard setbacks of 0.6 metres (1.97 feet) on the exterior sides of the dwellings, and a zero setback between the dwellings. These setbacks would not be out of character on Torrens Avenue, and staff support the exceptions.
In the Preliminary Evaluation report dated June 10, 1999, staff noted that the applicant was requesting an exception to the building height restriction. This matter has been resolved. The applicant intends to comply with the maximum building height restriction of 8.5 metres (27.8 feet).
In the opinion of staff, the proposal does not adversely affect the physical character of the neighbourhood. There is a mix of detached dwellings and legal non-conforming semi-detached dwellings on the street. Staff support the proposal, and recommend that Council enact a zoning by-law amendment to change the zoning to an R2A site specific zone, with exceptions to permit the proposed side yard setbacks.
Conclusion:
The proposal is supported by the policies of the Official Plan. It will not result in any adverse changes to the character of the neighbourhood. Staff are recommending that the application be approved, and that Council enact a zoning by-law amendment to change the zoning to an R2A site specific zone, with exceptions to permit the proposed side yard setbacks.
Contact
Paul Galvin, Planner
(416) 397-4648
