September 17, 1999

To:Toronto Community Council

From:Acting Commissioner of Urban Planning and Development Services

Subject:Final Report on Official Plan Amendment and Rezoning Application No. 298003 for 910 Logan Avenue to amend the Official Plan and Zoning By-law 438-86 to permit the construction of 9 residential units (Don River - Ward 25)

Purpose:

To provide final recommendations for Official Plan Amendment and Rezoning Application No. 298003 to permit the construction of 9 residential units with underground parking at 910 Logan Avenue.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

1. The Official Plan be amended to add a new Section 18 provision substantially as set out below:

"18._ Lands known as 910 Logan Avenue

See Map 18._ at the end of this Section

Notwithstanding any of the provisions of this Plan, Council may pass by-laws respecting the lot shown on Map 18._, and known in the year 1998 as 910 Logan Avenue, to permit an increase in the density and height of development otherwise permitted, for the erection and use of 9 residential units, including below-grade parking, provided that:

(a)no more than 9 residential units are erected;

(b)the maximum residential gross floor area of the building does not exceed 1,436.6 square metres.

(2)the Zoning By-law, By-law 438-86, as amended, be amended, so as to:

(a)exempt the site from the following sections of By-law 438-86, as amended:

Section 4(2) respecting height;

Section 2(1) respecting the definition of a parking space;

Section 6(3) PART I 1 respecting residential gross floor area;

Section 6(3) PART II 2(ii) respecting front lot line setback;

Section 6(3) PART II 3(i) respecting the side wall of an adjacent building;

Section 6(3) PART II 3.F(1)(2) respecting side lot line setback where the side walls contain openings;

Section 6(3) PART II 4 respecting minimum rear yard setbacks;

Section 6(3) PART II 5(i) respecting building depth;

Section 6(3) PART II 6.(i) respecting external walls of a building; and

Section 6(3) PART III 1(b) respecting landscaped open space.

(b)permit the erection and use of a residential building provided:

(i)the residential gross floor area does not exceed 1,436.6 square metres;

(ii)the height does not exceed 13 metres;

(iii)a maximum of two of the eleven parking spaces will have dimensions of 2.6 metres by 5.3 metres;

(iv)the front lot line setback is a minimum of 1.82 metres;

(v)the side wall is located 0.00 metres on the north side and a minimum of 0.4 metres on the south side;

(vi)the rear yard setback is a minimum of 0.17 metres;

(vii)the depth is a maximum of 40.7 metres;

(viii)the distance between the external walls of the building is a minimum 3.05 metres; and

(ix)the minimum landscape open space is 39 square metres.

(3)the owner be advised of the requirement for Site Plan Approval including the submission and approval of a landscape plan for all on and off-site improvements with the following requirements to apply:

(a)provide space within the development for the construction of any transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required in connection with the development;

(b)provide and maintain garbage and recyclable storage facilities within the underground garage to serve each unit;

(c)indicate on the drawings a designated area within the Logan Avenue road allowance for the placement of garbage bags and recyclables on collection days;

(d)designate a unit owner, or provide personnel to be responsible for the day to day maintenance of the common collection point;

(e)provide and maintain a minimum of 11 parking spaces on the site to serve the project;

(f)submit to the Commissioner of Works and Emergency Services:

(i)a strata Reference Plan of Survey, in metric units and integrated with the Ontario Co-ordinate System, delineating thereon by separate PARTS the proposed parcels and any right-of-way appurtenant thereto;

(ii)dimensioned plans of the development for the purpose of preparing site specific exemption by-laws;

and such plans should be submitted at least 3 weeks prior to the introduction of bills in Council;

(g)apply for revised municipal numbering to the Commissioner of Works and Emergency Services prior to filing a formal application for a building permit;

(h)construct and maintain water and sanitary header systems for Units 1, 2, 3, 4 and 5;

(i)submit, prior to the issuance of a building permit, for the approval of the Commissioner of Urban Planning and Development Services, detailed plans of the proposed header systems in accordance with Departmental requirements and the Plumbing Code;

(j)arrange for the installation of individual water metres for each dwelling unit;

(k)include in the Development Agreement and/or Undertaking for the project and in all subsequent Offers of Purchase and Sale Agreement for the proposed infill units (nos. 1, 2, 3, 4 and 5) a clause indicating that the water and sanitary header systems serving Units 1, 2, 3, 4, and 5 are privately owned, and the future maintenance of these systems will be the ongoing responsibility of these Unit owners;

(l)submit a grading and drainage plan for the review and approval of the Commissioner of Works and Emergency Services prior to the issuance of a building permit; and

(m)the submission, approval and implementation of a Noise Impact Statement in accordance with City Council's requirements.

Background:

The Official Plan Amendment/Rezoning application was submitted by Michael Vaughan, Q. C., 130 Adelaide Street West, Suite 3100, Toronto, Ontario, M5H 3P5 on behalf of the Toronto Chinese Methodist Church, 910 Logan Avenue, Toronto, M4K 3E4.

On December 9, 1998, Toronto Community Council adopted a preliminary report prepared by the Commissioner of Urban Planning and Development Services respecting Application No. 298003 to amend the Official Plan and Zoning By-law to permit the construction of 13 residential units at 910 Logan Avenue and requested that notification be given to the tenants and owners and that a public meeting be held in the area to discuss the application.

Since the adoption of the preliminary report and a public meeting that was held on March 1, 1999, the proposal has been revised to eliminate the four basement suites, reduce the gross floor area, and achieve greater setbacks from both the south and north elevations of the units facing Logan Avenue Parkette.

Comments

1. Location

The property known as 910 Logan Avenue is located just north of Danforth Avenue on the west side of Logan Avenue.

1. Site and Surrounding Context

Immediately to the north is Logan Avenue Parkette. Further north and to the west and east is a traditional stable low density residence area. To the south is Danforth Avenue with a mix of uses. Chester subway station is within 4 blocks of the site.

1. Proposed Development

The project involves the construction of a 9 unit freehold infill housing project, consisting of 4 townhouse units fronting on Logan Avenue and 5 townhouse units on the west side of the site facing the Logan Avenue Parkette. An 11 space parking garage with access from Plum Place is proposed to serve the project.

1. Public Meeting

A public meeting was held in the community to discuss this application on March 1, 1999, with approximately 60 people in attendance. In addition, the Department has received letters from the public. Issues of concern that have been raised include parking, traffic, density, architectural detailing, height, number of dwelling units, additional school enrollment, construction and the impact on the abutting parkette. These issues are addressed in this report.

Comments:

1. Planning Controls

(a)Current Official Plan and Zoning Bylaw

The Official Plan designation for the site is Low Density Residence Area which permits residential buildings having a gross floor area of up to 1.0 times the area of the lot.

The Zoning Bylaw designates the site as R2 Z0.6 which permits a maximum residential density of 0.6 times the area of the lot.

(b)Requested Amendments to the Planning Controls

(i)Official Plan

Amendments are required to the Official Plan to permit the increase in density from 1.0 to 1.78 times the area of the lot.

(ii)Zoning Bylaw

The proposed development does not comply with the Zoning Bylaw in the following ways:

-the proposed density of 1.78 times the lot area exceeds the permitted density of 0.6 times the area of the lot;

-the height of 13 metres exceeds the permitted height of 10 metres;

-a maximum of two of the eleven parking spaces will have dimensions of 2.6 metres by 5.3 metres instead of 2.6 metres by 5.9 metres;

-the front lot line setback is a minimum of 1.82 metres instead of 4.56 metres;

-the side wall of the garage foundation is located 0.00 metres on the north side and a minimum of 0.4 metres on the south side instead of 0.9 metres to the side wall of an adjacent building that contains no openings;

-the rear yard setback is a minimum of 0.17 metres instead of 7.5 metres;

-the depth of the buildings is a maximum of 40.7 metres instead of 14 metres;

-the distance between the rear of the units facing Logan Avenue and the side of the most easterly unit facing the parkette is a minimum 3.05 metres instead of 11 metres; and

-the minimum landscape open space is 39 square metres instead of the required 402 square metres for the site.

(c)Site Plan Approval

This application does not include Site Plan Approval. Site Plan Approval, which will be under separate cover, is required prior to the issuance of a building permit. A landscape plan showing the details of on and off-site streetscape improvements will be required. All off-site streetscape improvements will require a separate application to the Commissioner of Works and Emergency Services for approval of works within the street allowance.

Planning Considerations

In determining the appropriateness of the proposal, it is relevant to consider the increase in density and height required in terms of consistency with the objectives and policies of the Official Plan. Comments received from the public have also been taken into account.

(a)Density and Height

The density of the proposal is more than double the permitted density under the Zoning Bylaw. The height at the rear of the project is 3 metres above the permitted height limit.

With respect to density, the lot is in close proximity to Danforth Avenue which permits a residential density of 2.5 times. The bulk of the units facing Logan Avenue read as three storey house forms and are consistent with other housing in a townhouse form common to this neighbourhood.

The height of the townhouse units facing Logan Avenue is 10.7 metres whereby the height limit is 10 metres. The five units on the west side of the lot facing the Logan Avenue Parkette will be approximately 13 metres in height due to the natural grade and clearance required from the below grade garage. These five units are set back 2.5 metres from the north property line that abuts Logan Avenue Parkette.

(b)Evaluation of Physical Impact

The proposed development will retain the existing church's foundations. The front yard set back is in keeping with the building to the south. The proposed development is also sensitive to the existing house to the south by providing a greater setback to 908 Logan Avenue than currently exists between the church and that home.

The units facing Logan Avenue Parkette are in accordance with the Official Plan which requires buildings located along the edges of parks and open spaces to provide an outlook and create a degree of enclosure or definition appropriate to the type of open space they enclose, through their siting, massing and scale.

The conceptual design of the development provides for adequate light, views and privacy.

The entrance to the parking garage is from the rear lane which allows the residential facade on Logan Avenue to be uninterrupted by parking access.

(c)Parking and Traffic

A great deal of discussion took place at the public meeting as it relates to the traffic on the street and in the area surrounding Danforth Avenue. The availability of on-street parking is a continual problem.

Concern was expressed with respect to the dwelling units with the basement suites originally proposed and the inadequate parking facilities that would result in further parking problems for the neighbourhood.

By eliminating the basement suites the proposal now provides eleven parking spaces for nine units in the underground parking garage. Access to the project is via the public lane named Plum Place. The elimination of the basement suites also reduces the traffic on the street and on Plum Place. The revised proposal is acceptable to the Commissioner of Works and Emergency Services.

(d)Affordable Housing

City Council, in recommending the preliminary report respecting this proposal, requested that the possibility of innovative affordability within the project be pursued. It is the City's objective to achieve affordable housing throughout the City. However, the basement suites originally proposed were not acceptable to the neighbours who attended the public meeting for the primary reason that there would be inadequate parking provided and it would generate additional traffic.

(e) Stormwater Management

The owner is currently examining stormwater management options off-site, in consultation with Parks & Recreation staff, using the park to the north. This will be reviewed more closely in the Site Plan process.

(f)Other Issues

Concern was expressed by a neighbour with respect to the architectural detailing of the windows facing Logan Avenue. The window treatment has been revised.

One resident was concerned about the impact that the project would have on school enrollment in the neighbourhood. The negligible impact of the nine units would be factored in by School Districts in their annual review.

Hours of construction was discussed as it relates to the Noise Bylaw. This issue is controlled by the Inspections staff of Urban Planning and Development Services.

Conclusions:

A Official Plan Amendment and Zoning Bylaw Amendment is required to facilitate this proposal and it is attached to this report for Council's consideration.

The proposed project which is located in close proximity to the subway and Danforth Avenue represents an appropriate form of infill housing. The massing and conceptual design is sensitive to the street, the abutting parkette and the livability of the proposed units themselves. The revised plans reflect meaningful changes as a result of the comments made at the public meeting.

I am recommending that an amendment to the Official Plan and a rezoning be granted as the infill housing development proposal is appropriate for the site and represents good planning for the area.

Contact:Lori Martin

Telephone:392-7196

Fax:392-1330

E-Mail:lmartin2@toronto.ca

    Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET

Site Plan Approval:	Y		Application Number:	298003
Rezoning:	N		Application Date:	September 2, 1998
O. P. A.:	N		Date of Revision:	July 23, 1999

Confirmed Municipal Address:910 Logan Avenue.

Nearest Intersection:	North of Danforth Avenue; west side of Logan Avenue.
Project Description:	To construct 9, 3 storey freehold townhome units.

Applicant: Green House Development 93 Waverley Drive 698-7174

Agent: Same

Architect: Turner Fleischer Arch. 953-A Eglinton Avenue East 425-2222

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	LDRA	Site Specific Provision:	No
Zoning District:	R2 Z0.6	Historical Status:	No
Height Limit (m):	10.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	804.0 m2		Height:	Storeys:		3
Frontage:	20.9 m			Metres:		10.70 and 13.0
Depth:	42.69 m
				Indoor		Outdoor
Ground Floor:	512.0 m2		Parking Spaces:	11
Residential GFA:	1437.0 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	1437.0 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Townhomes				Land Use	Above Grade	Below Grade
3 Bedroom:	9				Residential	1437.0 m2
Total Units:	9

PROPOSED DENSITY
Residential Density: 1.78	Non-Residential Density:	Total Density: 1.78

Data valid:

July 23, 1999

Section:

CP South District

Phone:

392-7333

 Appendix A

Comments of Civic Officials

1.Urban Planning and Development Services, Buildings, September 10, 1999

Our comments concerning this proposal are as follows:
Description:	Build apartment building - 9 dwelling units ( 3 storey with 1 basement )
Zoning Designation:	R2 Z0.6		Map:	52J-312
Applicable By-law(s):	438-86, as amended
Plans prepared by:	Turner Fleischer Architects Inc.		Plans dated:	July 15, 1999
Residential GFA:	1436.6 m2

 Zoning Review

The list below indicates where the proposal does not comply with the City's Zoning By-law 438-86, as amended, unless otherwise referenced.

1.	The maximum permitted height of the building is 10.0 metres. The proposed height of the building is 13.0 metres( approx.). ( Section 4(2) )
2.	Two of the 11 parking spaces will have dimensions of 2.6 metres by 5.3 metres instead of the by-law required 2.6 metres by 5.9 metres. ( Section 2(1) def. "parking space")
3.	The by-law limits the residential gross floor area in an area zoned R2 Z0.6 to 0.6 times the area of the lot: 482.7 square metres. The proposed residential gross floor area of the building exceeds the maximum permitted by approximately 953.9 square metres. (Section 6(3) PART I 1)
4.	The by-law requires a building on an inside lot to have a minimum front lot line setback of 4.56 metres. The proposed front lot line setback is 1.82 metres. (Section 6(3) PART II 2(ii))
5.	The by-law requires a building to be located no closer than 0.90 metres to the side wall of an adjacent building that contains no openings. The proposed building is located 0.00 metres from the adjacent building. (Section 6(3) PART II 3(i))
6.	The by-law requires an apartment building to have a minimum side lot line setback of 1.2 metres, where the side wall contains openings. The proposed side lot line setback is 0.0 metres on the north side and 0.4 metres on the south side. (Section 6(3) PART II 3.F(I)(2))
7.	The by-law requires a building to have a minimum rear yard setback of 7.5 metres. The proposed rear yard setback is 0.17 metres. (Section 6(3) PART II 4)
8.	The by-law limits a building in a 0.6 zone to a maximum depth of 14.0 metres. The proposed depth is 40.7 metres. (Section 6(3) PART II 5(i))
9.	The by-law requires a minimum distance of 11.0 metres between the external walls of a building. The proposed distance between the external walls of a building is 3.05 metres. ( Section 6(3) PART II 6. (i) )
10.	The by-law requires an apartment building to provide a minimum landscaped open space of 50% of the area of the lot: 402.5 square metres. The proposed landscaped open space has not been provided. (Section 6(3) PART III 1(b))

Other Applicable Legislation and Required Approvals

1.	The proposal requires Site Plan approval under Section 41 of the Planning Act.
2.	The proposal requires conveyance of land for parks purposes, or payment in lieu thereof pursuant to Section 42 of the Planning Act.
3.	The proposal DOES NOT require the approval of Heritage Toronto under the Ontario Heritage Act.
4.	The issuance of any permit by the Chief Building Official will be conditional upon the proposal's full compliance with all relevant provisions of the Ontario Building Code.
5.	The proposal requires the approval of City Works Services regarding ramp approval and curb cuts.
6.	All work within the City's road allowance will require a separate approval by City Works Services.

2.Works and Emergency Services, September 10, 1999

Recommendations:

1. That the owner be required to:

(a)Provide space within the development for the construction of any transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required in connection with the development;

(b)Provide and maintain garbage and recyclable storage facilities within the underground garage to serve each unit;

(c)Indicate on the drawings a designated area within the Logan Avenue road allowance for the placement of garbage bags and recyclables on collection days;

(d)Designate a unit owner, or provide personnel to be responsible for the day to day maintenance of the common collection point;

(e)Provide and maintain a minimum of 11 parking spaces on the site to serve the project;

(f)Submit to the Commissioner of Works and Emergency Services:

(i)A strata Reference Plan of Survey, in metric units and integrated with the Ontario Co-ordinate System, delineating thereon by separate PARTS the proposed parcels and any rights-of-way appurtenant thereto;

(ii)Dimensioned plans of the development for the purpose of preparing site specific exemption by-laws;

and such plans should be submitted at least 3 weeks prior to the introduction of bills in Council;

(g)Apply for revised municipal numbering to the Commissioner of Works and Emergency Services prior to filing a formal application for a building permit;

(h)Construct and maintain water and sanitary header systems for Unit Nos. 1, 2, 3, 4 and 5;

(i)Submit, prior to the issuance of a building permit, for the approval of the Commissioner of Urban Planning and Development Services, detailed plans of the proposed header systems in accordance with Departmental requirements and the Plumbing Code;

(j)Arrange for the installation of individual water meters for each dwelling unit;

(k)Include in the Development Agreement and/or Undertaking for the project and in all subsequent Offers of Purchase and Sale Agreement for the proposed infill units (Nos. 1, 2, 3, 4 and 5) a clause indicating that:

(i)The water and sanitary sewer header systems serving Units 1, 2, 3, 4 and 5 are privately owned, and the future maintenance of these systems will be the ongoing responsibility of these Unit owners;

(l)Submit a grading and drainage plan for the review and approval of the Commissioner of Works and Emergency Services prior to the issuance of a building permit.

Comments:

Location

Extending between Logan Avenue and the public lane known as Plum Place, north of Danforth Avenue.

Proposal

Construction of a 9-unit freehold infill housing project on the site, consisting of 4-townhouse units fronting on Logan Avenue and 5 townhouse units on the west side of the site facing the Logan Avenue Parkette, which abuts the site to the north, with no direct road frontage. An 11-space parking garage with access from Plum Place is proposed to serve the project.

The proposal was dealt with in the Departmental report dated May 6, 1999. The above consolidated recommendations supercede the recommendations contained in the previous report, including the recommendation requiring the submission of revised plans, which has been satisfied.

Parking and Access

The provision of a total of 11 parking spaces in a common garage with access off of Plum Place lane is less than the estimated parking demand generated by this project for 14 spaces and the Zoning By-law requirement, as far as can be ascertained, for 12 spaces, both including an estimated visitor parking requirement for 3 spaces. Given that the proposed parking garage can accommodate the estimated parking demand for project residents (for 11 spaces), and that it would not appear to be feasible to provide additional parking accessible to visitors in the proposed garage, the provision of 11 parking spaces to serve the project is acceptable.

Refuse Collection

The City will provide the project with once-a-week curbside refuse collection service from a common collection point on Logan Avenue. It will be necessary for the common pick up point to be illustrated on the plans. The provision of individual garbage/recyclable storage areas within the parking garage to serve each unit is acceptable.

The common garbage/recyclable collection point to serve 9 individually-owned units (freehold) would require that a party be responsible to keep the common collection point in a tidy condition. Recommendation No. 1(c) above requires that the owner delegate these responsibilities.

Reference Plan of Survey

The owner is required to provide a Strata Reference Plan of Survey, in metric units, of the site delineating thereon by separate PARTS, the proposed parcels and any appurtenant rights-of-way.

Municipal Services and Storm Water Management

The existing water distribution and sewer systems on Logan Avenue are adequate to accommodate the development.

The owner has met with City staff, and provided details of proposed servicing arrangements (municipal services and utilities). Each townhouse unit fronting on Logan will have individual service connections to the existing municipal services on Logan Avenue, which is acceptable. There is insufficient room on the north side of the building to install individual connections directly to Logan Avenue for Unit Nos. 1, 2, 3, 4 and 5. As a result, it will be necessary for the owner to install privately owned water and sanitary header systems to serve these units. Individual connections will be made from these header systems to each of the infill units. Given that the service connections will be privately owned, City easements are not required. It will be necessary for the owner to provide unit owners with access rights to their service connections for maintenance purposes. Furthermore, in order to clarify to the unit purchasers that the City will not assume these services and that the unit purchasers will be responsible for the future maintenance of these privately owned header systems, an advisory clause should added to the Undertaking and/or Development Agreement for the site and to subsequent Offers of Purchase and Sale Agreements, as more particularly set out in Recommendation No. 1(k), above.

Having regard for the above, the proposed servicing arrangements are acceptable in principle. Of course, it will be necessary for the owner to obtain appropriate final approvals prior to the installation of the services (municipal services and utilities).

Given that the existing and proposed buildings occupy virtually all of the site, it is recognized that there are limited opportunities for infiltrating storm water into the ground. The owner will have to submit an application to this Department for any new storm connections.

The basement garage and ramp thereto is located below the grade of the existing lane. The applicant should submit a plan showing proposed grades and details of the proposed drainage facilities for review and approval.

Municipal Numbering

The proposal will require revised municipal numbering. The owner is required to apply for revised municipal numbering prior to the issuance of a building permit.

 3.Parks and Recreation - Forestry, November 9, 1998

I have reviewed the Arborist Report pertaining to the above noted development application which was circulated to Forestry Services by Urban Planning and Development Services on October 19, 1998. I provide the following comments for inclusion in your response to Urban Planning and Development Services.

:There are nine (9) City owned trees involved with this project which are situated on City owned parkland adjacent to the development sites. Three (3) of the nine City owned trees quality for routine removal by Forestry Services.

The remaining six (6) trees must be protected at all times in accordance with the Specifications for Construction Near Trees contained in the Tree Details Section of the City of Toronto Streetscape Manual.

:According to the plans previously filed, it appears that the trees in question will not be affected by the development. The applicant must undertake tree protection measures in order to ensure that the health of the subject trees is not compromised as a result of construction activities associated with this development. The applicant must retain a Certified/Registered Professional Forester if they are unsure of appropriate tree protection measures.

:I advise that the plans prepared by Turner Fleischer Architects Inc., date stamped as received by Urban Planning and Development Services on August 28, 1998 and on file with the Commissioner of Urban Planning and Development Services are acceptable provided that the conditions noted above are fulfilled.