February 23, 1999

To:North York Community Council

From:Rob Dolan

Acting Director, Community Planning, North District

Subject:FINAL REPORT

ZONING AMENDMENT APPLICATION

ESFANDIAR AGHAEI

204 Finch Avenue East

Ward 10 - North York Centre

UDZ-98- 27

Purpose:

This report recommends approval of an application to permit a redevelopment of the site with a

3-storey semi-detached dwelling.

Recommendations:

It is recommended that this application be approved, subject to the following conditions:

(1)The R4 zoning of the property be amended to RM2 (19).

(2)The RM2 (19) zoning exception be amended to permit, for the property at 204 Finch Avenue East:

(a) a maximum gross floor area of 582 square metres; and

(b)a minimum lot area of 517 square metres (after conveyance of road widening).

(3)Prior to the enactment of any zoning by-law, the applicant shall convey all required road widenings along Finch Avenue East.

(4)Prior to the issuance of a building permit, the applicant shall submit a landscape plan satisfactory to the Acting Director of Community Planning, North District, specifically addressing site plan and streetscape improvements in accordance with the Secondary Plan guidelines, the required Finch Avenue widening and ensuring the technical requirements of the circulated Departments and Agencies are satisfied.

(5)The conditions of the Works and Emergency Services Department, Transportation Services Division as set out in Schedule "E".

(6)The conditions of the Works and Emergency Services Department, Technical Services Division as set out in Schedule "F".

(7)At the appropriate time, Council approve a by-law for exemption from part lot control in accordance with the conditions and policies adopted for part lot control exemption. Prior to releasing part lot control on the site, the applicant shall have submitted a letter of undertaking stating that upon the sale or transfer of the last parcel of land, the City will be advised in order that the part lot control exempting by-law may be revoked.

Background:

Proposal:

The application proposes an amendment to the zoning by-law to permit development of the site with a 3-storey semi-detached dwelling. The proposal represents a density of 0.98 FSI based on the gross site area. The secondary plan permits the density calculation to include the land area dedicated and transferred to the City for road widening purposes. The proposed site plan is shown on Schedule "C".

Pertinent site statistics are shown below:

* based on a Finch Avenue road widening of 4.9 metres.

Location and existing Site:

The property is located on the north side of Finch Avenue East between Longmore Street and Maxome Avenue. This portion of Finch Avenue is developed primarily with single detached dwellings, including the immediately abutting properties. There is another application (UDZ-98-26) for a semi-detached dwelling at 162 Finch Avenue East, submitted by the same applicant.

Planning Controls:

Official Plan:

The site is designated Central Finch Residential One (CFR-1) within the Central Finch Secondary Plan, which permits single and multiple-unit residential uses, in addition to parks uses and places of worship. The secondary plan encourages redevelopment and intensification of permitted uses in order to achieve a mixed use area between Bathurst Street and Bayview Avenue. Along Finch Avenue East, the Plan particularly encourages small multiple-unit residential buildings fronting onto Finch Avenue, east of Willowdale Avenue. The maximum density permitted by the CFR-1 designation for sites with a frontage of less than 30 metres is 1.0 FSI.

Zoning:

The site is zoned One-Family Detached Dwelling Fourth Density Zone (R4). A rezoning is required to accommodate a semi-detached dwelling.

There have been similar applications for semi-detached dwellings in the Central Finch Area from Willowdale Avenue to Bayview Avenue (refer to Appendix "1"). In October 1997, zoning exception RM2 (19) was created in the context of the application for a semi-detached dwelling at 142 Finch Avenue. This exception (refer to Appendix "2") is intended to apply to semi-detached and duplex dwelling redevelopment within the Central Finch Area, with provisions set out for maximum gross floor area, building height, and lot coverage; and minimums for lot frontage, yard setbacks and parking. The current application has been evaluated against the standards of the RM2 (19) exception zone.

The Official Plan and zoning of this property and the surrounding area are shown on Schedules "A" and "B".

Other Department Comments:

The Transportation Services Division of the Works and Emergency Services Department have no objection to the proposal provided there is a 4.9 metre road widening conveyance to the City and the applicant complying with the technical requirements outlined in their comments attached as Schedule "E".

The Technical Services Division of the Works and Emergency Services Department has no objections and their comments are attached as Schedule "F ".

The Toronto District School Board and the Toronto Catholic District School Board comments are attached as Schedules "G" and "H".

The Parks and Recreation Planning Branch of the Economic Development, Culture and Tourism Department has indicated that they have no parkland dedication requirements under Section 42 of the Planning Act. Their comments are attached as Schedule "I".

Community Consultation:

A community consultation meeting was not required for this application. Community issues will be addressed through the statutory public meeting of the Community Council.

Discussion:

Planning Issues:

Land Use and Density:

The proposed development conforms with the land use and density objectives of the Central Finch Secondary Plan.

Gross Floor Area:

The RM2 (19) exception zone limits the maximum gross floor area to 521 square metres. The current proposal is for a semi-detached dwelling having a gross floor area of 582 square metres which represents a density of 0.98 FSI (prior to the road conveyance). The secondary plan permits a maximum density of 1.0 FSI for lots having a frontage of less than 30 metres. Amending the RM2 (19) zone for this property by permitting a larger gross floor area for the proposed semi-detached dwelling is in keeping with the density objectives of the secondary plan.

Lot Area:

The RM2 (19) exception zone requires a minimum lot area of 557 square metres. The subject property has a lot area of 517 square metres after the required 4.9 metre conveyance along the frontage of the property. With the exceptions to gross floor area and lot area, the applicant is proposing zoning standards which are consistent with those proposed for recent semi-detached dwelling developments in the Central Finch Area (see Appendix "1").

Building Height:

The Central Finch Plan and the RM2 (19) zoning exception require an overall building height of the lessor of three storeys or 10 metres, and requires that the height of any building shall not exceed 70 percent of the horizontal distance separating the new building from the nearest stable residential property line. With a proposed height of three storeys and 9.33 metres, the proposal complies with the maximum building height and angular plane policies of the Plan and the provisions established in the RM2 (19) exception zone (see Schedule "D").

Urban Design:

In order to ensure that the site plan and landscape treatment along Finch Avenue is implemented in accordance with the provisions of the Central Finch Secondary Plan, it is appropriate to have the applicant submit a landscape plan to the satisfaction of the Acting Director, Community Planning, North District, prior to the issuance of a building permit. The plan will also reflect the Finch Avenue conveyance and proposed perimeter landscaping and/or fencing.

Conclusions:

The application to permit a semi-detached dwelling on this site is recommended for approval. It is consistent with the intent of the Central Finch Secondary Plan and is in keeping with recent Council approvals for similar type developments in this area.

Contact Name:

Anthony Rossi

Telephone: (416) 395-7114Fax: (416) 395-7155.

______________________________

Rob Dolan

Acting Director, Community Planning, North District

Appendices:

1Proposed and Approved Semi-Detached Dwelling Developments in the Central Finch Area

2Existing RM2 (19) zoning exception revised to reflect recent approvals along Finch Avenue East.

Schedules:

A Official Plan

B Zoning By-law

C Site Plan

D Elevation Drawing

E Transportation Services Comments

F Works and Emergency Services Comments

G Toronto District School Board Comments

H Toronto Catholic District School Board Comments

I Parks and Recreation Comments

Appendix "1"

Proposed and Approved Semi-Detached Dwelling Developments in Central Finch Area

* As recommended (By-laws not yet enacted).

** The land designated and transferred to a public authority for road widening purposes may be included in the lot area calculation when determining permitted gross floor area (Part D.12 Section 3 of the Official Plan).

Appendix "2"

RM2 (19) ZONING EXCEPTION *

64.17 (19)RM2 (19)

EXCEPTION REGULATIONS FOR SEMI-DETACHED DWELLINGS AND DUPLEX DWELLINGS

(a)(i)The maximum gross floor area shall be 521 mē.

(ii)For the property zoned RM2 (19) at 129 Finch Avenue East, the maximum gross floor area shall be 620 mē.

(iii)For the property zoned RM2 (19) at 135 Finch Avenue East, the maximum gross floor area shall be 626 mē.

(b)(i )The minimum lot frontage shall be 7 metres for each semi-detached dwelling unit and 15 metres for each semi-detached dwelling or duplex dwelling.

(ii)For property zoned RM2 (19) at 221 Finch Avenue East, the minimum lot frontage shall be 7 metres for each semi-detached dwelling unit and 14.5 metres for each semi-detached dwelling.

(iii)For the property zoned RM2 (19) at 129 Finch Avenue East, the minimum lot frontage shall be 6.8 metres for each semi-detached dwelling unit and 13.7 metres for each semi-detached dwelling.

(iv)For the property zoned RM2 (19) at 135 Finch Avenue East, the minimum lot frontage shall be 6.9 metres for each semi-detached dwelling unit and 13.8 metres for each semi-detached dwelling.

(c)The minimum lot area shall be 557 mē.

(d)Yard Setbacks

(I )The minimum front yard setback shall be 24 metres from the centre line of Finch Avenue East.

(ii)The minimum side yard setbacks shall be 1.2 metres.

(iii)The minimum rear yard setback shall be 9.5 metres.

(e)The maximum building height shall be the lesser of 10 metres or three storeys. Notwithstanding the above, in no case shall the height of a building (except accessory buildings and structures) exceed 70% of the horizontal distance separating the building from the rear lot line.

(f)The maximum lot coverage shall be 37%.

(g)A minimum of 2 parking spaces per dwelling unit shall be provided.

(h)Landscaping and front yard hard surfacing requirements shall not apply.

*Revisions in italics reflect Amendment Application UDZ-98-12 (221 Finch Avenue East), UDZ-98-21 (129 Finch Avenue East) and UDZ-98-22 (135 Finch Avenue East) as recommended for approval by the North York Community Council on October 14, 1998 and December 9, 1998 respectively.