March 8, 1999

To:North York Community Council

From:Rob Dolan

Acting Director, Community Planning, North District

Subject:FINAL REPORT

ZONING AMENDMENT APPLICATION

Rocco Grossi

1 Upwood Avenue

Ward 6-North York Humber

UDZ-98-16

Purpose:

This report recommends approval of the application to permit the construction of one semi-detached dwelling at the south east corner of Upwood Avenue and Queen's Drive.

Recommendations:

It is recommended that:

(1)The zoning for the site be amended from R4 to an RM2 zone with the following exceptions:

EXCEPTION REGULATIONS

(a)The minimum lot frontage for a semi-detached dwelling shall be 16.7m.

(b)The minimum lot frontage for a semi-detached dwelling unit shall be 8.2m

(c)The minimum side yard setback from the southerly property line shall be 1.5m.

(2)Staff be directed to do all things necessary to ensure that at the time of the enactment of any zoning by-law the following conditions have been satisfied:

(a)The conditions of the Technical Services Division of the Works and Emergency Services attached as Schedule "G".

(3)Prior to enactment of the zoning by-law, the Acting Director of Community Planning, North District, shall have granted site plan approval which addresses siting of the building envelope, tree preservation, landscape plan and building elevations.

Background:

Proposal:

The applicant proposes to construct a new semi-detached dwelling on the vacant site shown on Schedule "C". This property was severed from the abutting south side property in 1997 under Committee of Adjustment application UDLD-97-94. The pertinent statistics are as follows:

Official Plan and Zoning:

The site is designated Residential Density One (RD1) and zoned R4 (Refer to Schedules"A" and "B"). The site is located within the Valley Land Impact Zone (VIZ). The site meets the Official Plan's maximum density requirements of 30 units per hectare with a density of 28 units per hectare.

Comments:

Other Department Comments:

The following section summarizes the comments received from the departments and agencies circulated.

The Toronto and Region Conservation Authority advises that the proposed development does not appear to affect the policy and program interests of the Authority (Refer Schedule "E").

The Transportation Services of the Works and Emergency Services Department advises that the applicant requires two parking spaces for each semi-detached dwelling unit and that access to the site is to be gained off Upwood Avenue (Refer to Schedule "F").

Technical Services of the Works and Emergency Services Department advises that there is a storm water easement that runs across the site. The owner will be required to relocate the storm water easement at his own expense prior to the construction of the semi-detached dwelling (Refer to Schedule "G").

Community Consultation:

A letter was sent to each resident that resides within 120m of the site. The letter provided information about the proposed development and gave each resident an opportunity to provide their comments about the proposal to the City.

One issue was raised by a resident living on the north side of Queens Drive directly opposite the site. The resident does not want to look across the street at a brick wall. This issue will be addressed through the site plan approval process.

Discussion:

Land Use:

The proposed semi-detached dwelling is a permitted use under the site's RD1 designation.

Official Plan Housing Policies:

The proposal has been evaluated against the relevant policies and criteria contained within the Official Plan's Housing policies. A summary of this evaluation is outlined below.

The Official Plan's Housing policy requires new residential development within low density residential neighbourhoods be generally compatible and sensitive to, the surrounding physical development and that a lot proposed for a semi-detached use be located on a street where other semi-detached dwellings exist.

The Official Plan also sets out development criteria that states that "limited intensification in stable residential neighbourhoods may be permitted, when, in the opinion of Council, such

• intensification is desirable and appropriate in order to rejuvenate or enhance the viability of a residential neighbourhood; and

• intensification within stable residential neighbourhoods shall include new housing and new lots (compatible in scale and physical character with the existing residential neighbourhood) on under used parcels of land."

The proposed semi-detached dwelling is desirable and an appropriate use for this site as it meets the above objective and development criteria for limited intensification in neighbourhoods. The proposed semi-detached dwelling will continue to enhance the viability of the neighbourhood by helping to buffer the existing residential uses along Upwood Avenue from Black Creek Drive to the east. There are a number of existing semi-detached dwellings on Upwood Avenue and to the south on Katrina Court which are compatible in scale and physical character with the proposed semi-detached dwelling. The semi-detached dwellings on Katrina Court are two storeys in height with reduced lot frontages and in some cases, reduced side yard setbacks (Refer to Schedule I).

Valley Land Impact Zone:

As the site is located with the Valley Land Impact Zone the applicant will be required to be granted site plan approval by the Director of Community Planning, North District prior to the enactment of a zoning by-law. As part of the site plan approval process, the applicant would be required to provide a tree preservation plan for the exiting mature trees on the site. Under the site plan approval process the proposed semi-detached dwelling will be subject to the replacement housing guidelines.

Zoning:

The performance standards for the proposed semi-detached dwelling are comparable with other infill projects within the north district of the City in particular the recently approved semi-detached dwelling development to the south on Katrina Court. The proposed reductions to the minimum lot frontages for the semi-detached dwelling and semi-detached dwelling units of and the minimum side yard setback from the southerly side property line are considered to be minor.

Conclusions:

The proposed semi-detached dwelling is an appropriate use of the lands. The proposed development is similar to the recently approved semi-detached dwellings south of the site on Katrina Court. The recommended zoning standards ensure development remains consistent with existing land uses in the area and recent Council approvals for similar development.

Contact Name:

Randy Jones, Planner

Telephone: (416) 395-7137

______________________________

Rob Dolan

Acting Director, Community Planning, North District