May 6, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Revised Preliminary Report on Application No: 12429 to amend the Zoning By-law to permit the construction of 18 residential units, at 720 - 724 Kingston Road and 35R Lyall Avenue. (Ward 26-East Toronto)

Purpose:

To introduce and consider a proposal to construct 18 single family residential units at 720-724 Kingston Road and 35R Lyall Avenue.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

1.I be requested to hold a public meeting in the area to discuss the application and to notify tenants and owners within 120 metres of the site and the Ward Councillors.

2.The owner be advised that, prior to final Council approval of this project, the owner may be required to submit a Noise Impact Statement. The owner will be further advised of these requirements, as they relate to this project, by the Commissioner of Works and Emergency Services.

Background:

This application is for zoning amendments to permit a total of 18 single and semi-detached and townhouse units on the site.

A previous application was submitted for this site and a preliminary planning report was heard by the Land Use Committee of the former City of Toronto on July 28, 1994. A public meeting was held on September 13, 1994 at Community Centre 55 to describe the proposal to build three 3 to 5 storey buildings containing a total of 32 residential units on the site. At that time the site was comprised of 720 to 724 Kingston Road and 35R and part of 35 Lyall Avenue.

The site has now changed ownership and the new owner is showing 14 fewer units than previously proposed. All units are 3 storey single family homes. The site area no longer includes part of 35 Lyall Avenue.

Comments:

1.PROJECT: to permit the construction of 14 semi-detached units, 3 townhouses and 1 single detached house.

2LOCATION: the property is located on the north side of Kingston Road east of Walter Street.

3.SITE: the site is comprised of 3 deep residential lots fronting onto Kingston Road and a residual piece of land (35R Lyall Ave.) which extends eastwards from the rear of 720 to 736 Kingston Road.

On the west side of the lot, nine of the proposed units either flank or back onto a 5 storey apartment building and its parking area. The remaining units on the west side of the lot (one pair of semis and one single detached house) back onto the rear yards of Walter Street homes. The three pairs of semi-detached units shown on the east side of the site are located between the rear property lines of 726 to 734 Kingston Road and a large vacant area of 35 Lyall Avenue.

4.REASONS FOR THE APPLICATION:

The site is split zoned R4 Z1.0 and R2 Z0.6. These zoning classifications permit residential uses with densities up to 1.0 and 0.6 times the lot area respectively. Units 4 to 9 (inclusive) exceed the permitted density of 1.0 times their lot areas. Units 10 to 18 are over the 0.6 times the lot area permitted on those lots. By-law amendments for density will be required for units 4 to 18.

In addition to density, the proposal also requires a number of zoning amendments which are typically required of residential infill developments. These include amendments for:

-landscaped open space,

-building depths,

-building setbacks, and

-building frontages.

5.REASONS FOR FURTHER CONSIDERING THE APPLICATION:

a)This development is a revised application which shows 18 single family dwellings which are more compatible with the surrounding low density housing than the 32 apartment units previously proposed.

b)The proposed 3 storey homes are under the height restrictions (14 metres on Kingston Road, 12 metres for the remainder of the site). Light, view and overlook impacts resulting from building height would be at a minimum or non-existent.

c)Access is proposed at Kingston Road. No access is shown from Lyall Avenue.

d)The proposed density expressed as floor area over the entire site does not exceed the 1.0 times coverage as permitted by the Official Plan.

6.ISSUES TO BE RESOLVED:

a)The separation between units 1-3 and unit 4 should be increased to provide easier access into and egress from the garages for units 1-3.

b)The applicant should reduce the amount of asphalt paving through the use of unit pavers and additional soft landscaping material.

c)A night lighting layout plan to ensure security on the site without impact on existing residences should be provided for review.

d)The front and rear elevations of unit type 'A' should be further detailed. All unit types could be modified to reflect individuality.

Conclusions:

I find that this proposal can be integrated into the local area. I am recommending that a meeting be held in the neighbourhood to describe the proposal to local residents and to be advised of any comments or concerns that they may have with respect to the application.

Contact Name:

Tim Burkholder

Community Planning

South District, East Section

Tel: 392-0412

Fax: 392-1330

E-mail: tburkhol@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET