June 8, 1999
To:North York Community Council
From:Rob Dolan
Acting Director, Community Planning, North District
Subject:PRELIMINARY EVALUATION REPORT
ZONING AMENDMENT APPLICATION
Manjit S. Mangat
150 Finch Avenue West
Ward 10 - North York Centre
File #:UDZ-99-15
Purpose:
This is a preliminary evaluation of an application to amend the Zoning By-law to permit five freehold townhouses at 150
Finch Avenue West.
Recommendations:
It is recommended that:
(1)staff consult with the local councillors and schedule an appropriate Community Consultation process; and
(2) staff be directed to prepare a Final Report on the application and provide Notice of the Statutory Public Meeting at
the appropriate time.
Background:
Proposal:
The applicant has proposed to build 5 freehold townhouses on the lands at 150 Finch Avenue West (north side of Finch,
west of Carney Road), with a total gross floor area of 904.2 m2. The site is currently occupied by a single, detached one
storey dwelling, and single detached dwellings also abut to the east, west and north. The site has a frontage of 26.98 m and
a site area of 904.2 m2.
Official Plan:
The site is subject to the Central Finch Area Secondary Plan, and is designated CFMU-1 (Central Finch Mixed Use - One),
which permits single, detached and multiple-unit residential uses, offices, places of worship, public parks and recreational
facilities, and institutional use. The proposed multiple unit residential use conforms to the list of permitted uses. Under the
Secondary Plan, a maximum density of 1.0 FSI and a height limit of 3 storeys or 11 m are permitted for lots with frontages
of less than 30 m (the frontage in this instance is 26.92 m). The proposed total density of the development is 1.0 FSI
(residential use only) and the proposed building height is 3 storeys or 10 metres.
The proposed development also conforms to the 9.5 m rear yard setback requirement set out in the Section 3.1 of the
Secondary Plan, the function of which is to provide adequate separation from the stable residential abutting the property to
the north.
Zoning:
The site is currently zoned R4 (one-family detached dwelling fourth density zone) which generally permits single family
dwellings.
This application seeks to rezone the site to RM1 (Multiple Family Dwellings First Density Zone) with exceptions. The
following chart sets out a comparison of the exceptions requested as part of the proposed development with zoning
exceptions already approved on other sites in the Central Finch Secondary Plan Area :
| CATEGORY |
APPLICANT'S
PROPOSAL
150 FINCH AVE W |
ZONING EXCEPTION
RM1(6)
74, 76, 78 FINCH AVE W |
ZONING EXCEPTION
RM(26)
303 FINCH AVE E |
| Lot area (per
dwelling unit) |
varies from
approximately
169 m2 to 199 m2 |
102.9 m2 |
200 m2 |
| Street frontage |
26.92 m |
37.61 m |
22 m |
| Front yard setback |
6.1 m (taking into
account a future road
widening) |
2.0 m |
approx. 10.5 m from lot
line |
| Side yard setbacks |
0.9 m |
1.0 m |
1.2 m |
| Rear yard setback |
9.5 m |
45.0 m |
9.5 m |
| Floor area |
180.22 m2 |
103.8 m2 |
227.25 m2 |
The chart shows that comparable applications in the Central Finch Secondary Plan Area have been granted exceptions to
certain by-law standards. The particulars of this application will be addressed on their own merits.
Discussion:
A preliminary staff review of the application has identified a number of planning issues which will require resolution:
1. Adequacy of the front and side yard setbacks proposed
The proposed setbacks should be reviewed to determine their compatibility with neighbouring buildings (taking into
account their existing front and side yard setbacks), and their effects on the overall Finch Avenue streetscape. Should
significant adverse impacts be identified, the proposal will need to be refined to resolve those impacts.
2. Parking, servicing and access
Each of the five townhouse units has an integral tandem garage fronting onto Finch Avenue West, accessed by a shared
driveway (refer to the drawings attached as Schedules C and D). This proposed arrangement will be reviewed to ensure that
the City's operational requirements and streetscape amenities are not compromised.
3. Tree preservation
There is a mature willow tree at the front of the property which contributes greatly to the Finch Avenue streetscape. Its
preservation is desirable, and should be considered in the resolution of the planning matters described directly above.
Conclusions:
This application conforms with the density limits and permitted uses set out in the Official Plan. Subject to further review
by staff, refinement to the proposal may be required, dealing with front and side yard setbacks, the garage/shared access
driveway arrangement, and tree preservation.
Contact Name:
Anne Milchberg
North York Civic Centre
Telephone: (416) 395-7129
Fax: (416) 395-7155
E-mail: amilchbe@toronto.ca
ROB DOLAN
Acting Director, Community Planning
North District
