August 27, 1999

To:Toronto Community Council

From:Acting Commissioner of Urban Planning and Development Services

Subject:Final Report: Revised Rezoning Application No. 12429 to amend By-law 438-86 as amended to permit 17 residential units to be constructed at 720 to 724 Kingston Road and 35R Lyall Avenue. (Ward 26 - East Toronto)

Purpose:

This report recommends approval of a draft By-law to introduce zoning amendments which will allow the construction of 3 townhouses and 14 semi detached units at 720 to 724 Kingston Road and 35R Lyall Avenue.

Source of Funds:

Not applicable.

Recommendations:

It is recommended:

1.That the Zoning By-law 438-86 as amended, be further amended so as to exempt the site from the provisions of the Zoning By-law identified by the Commissioner of Urban Planning and Development Services attached in Appendix B of this report.

2.That the owner submit to the Commissioner of Works and Emergency Services prior to the introduction of a Bill in Council:

-a 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 appurtenant rights-of-way; and

-final approved plans of the development with sufficient horizontal and vertical dimensions of the exterior walls of the proposed houses to enable the preparation of building envelope plans.

Such plans should be submitted at least 3 weeks prior to the introduction of bills in Council.

3.That the owner be requested to apply for revised municipal numbering to the Commissioner of Works and Emergency Services prior to filing a formal application for a building permit.

4.That the owner be advised of the need to receive the approval of the Commissioner of Works and Emergency Services for any work to be carried out within the street allowance.

5.That the owner be advised that the storm water runoff originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or that processes associated with the development on the site may contaminate the storm runoff.

6.That the owner be advised of the need to receive the approval of the Fire Services Division of Works and Emergency Services, prior to the issuance of a building permit, for the provision of fire protection services for this project.

7.That the owner be advised of the need to obtain building location, access and streetscape permits as well as potentially other permits such as hoarding and piling/shoring from Works and Emergency Services.

8.That the owner be advised of the need to design the Kingston Road boulevard in accordance with the guidelines of Works and Emergency Services.

9.That the owner be advised of the requirement to pay the Parks levy in accordance with Chapter 165, Article I of the former City of Toronto Municipal Code, prior to the issuance of a building permit.

10.That the owner be advised of the comments of the Commissioner of Economic Development and Culture and Tourism with respect to City-owned trees and trees situated on private property which may be impacted by this development.

11.That the owner be advised of the comments of the Commissioner of Urban Planning and Development Services respecting the Ontario Building Code.

12.That the Committee of Adjustment be requested to require the owner to enter into an agreement with the City under Section 53 of the Planning Act, prior to the issuance of a Certificate of Consent, as follows:

(a)The owner be required to:

-develop the site substantially in accordance with the plans and drawings Nos., A1, A1A, A3, A5, A7, A9, and A10 date stamped as received on July 23, 1999 all prepared by Brydmoss Developments, all as on file with me;

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

-provide and maintain a minimum north-south driveway width of 6.0 metres for a distance of 6.0 metres from the Kingston Road right-of-way, including a 3.0 metre taper for a total curb cut of 12.0 metres and minimum driveway widths of 5.0 metres thereafter;

-eliminate any existing curb cuts on Kingston Road and restore the street allowance to the City of Toronto Standards, at no cost to the City;

-register rights-of-way in favour of the owners of each dwelling unit over the portion of the property required to access their respective parking spaces;

-register a covenant against the title that all future owners, of any severed lot on the site, will be granted rights-of-way over the property required to access their respective parking spaces and will be jointly responsible for the maintenance of the private driveways and the visitor parking spaces, including winter maintenance;

-provide and maintain individual rodent proof garbage storage areas, on private property, of sufficient size to accommodate the amount of separated recyclable and non-recyclable material generated in one week, for all other dwelling units on the site;

-designate a common refuse collection area, adjacent to the sidewalk on Kingston Road, to the satisfaction of the Commissioner of Works and Emergency Services;

-insert in all offers of sale and in all deeds which shall be registered on title for each dwelling in this project, a covenant advising of the location of the garbage pick-up area for all dwellings;

-prepare and submit an overall municipal servicing plan and a stormwater management plan for the review and approval of the Commissioner of Works and Emergency Services prior to the issuance of a building permit;

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

-comply with recommendations 2 through 11 as set out above.

1. That the appropriate City officials be authorized to enter into the Consent Agreement on behalf of the City, such agreement to be in a form satisfactory to the City Solicitor.

Summary:

This report recommends amendments to the Zoning By-law to permit a low density residential development consisting of 14 semi-detached dwellings and 3 townhouses accessed by a private roadway located at 720 to 724 Kingston Road and 35R Lyall Avenue.

Comments:

1.0The Proposal

The proposal includes a request for zoning amendments to permit the construction of 17 residential units as an infill development on a private roadway. Each house will have at least 1 parking space on its respective lot with 4 visitor spaces to be provided for general use by the residents.

2.0Site and Surrounding Area

The site is located on the north side of Kingston Road east of Walter Street. The lands are comprised of 3, deep residential lots having frontage on Kingston Road and a residual piece of land (35R Lyall Ave.) which extends eastwards along the rear lot lines of 720 to 736 Kingston Road. The rear portions of 720 to 724 Kingston Road and 35R Lyall Avenue are wooded but have been poorly maintained and scattered with refuse for years.

The west side of the lot is flanked by a 5 storey condominium and its outdoor surface parking lot. Unit 1 and units 4 through 10 either back or flank onto the west lot line. Of these 7 units, only unit 10 shares a significant common lot line with a Walter Street property (13 Walter Street).

The east side of the property extends northwards from Kingston Road along the side lot line of the 2 storey house at 726 Kingston Road. The lot then extends eastwards at right angles to the rear yards of 726 to 734 Kingston Road.

The north end of the site abuts the rear lot lines of 31 to 35 Lyall Avenue and a portion of the rear yard at 15 Walter Street.

3.0Current Official Plan and Zoning By-law Designations

The site is designated Low Density Residence Area and permits new residential development at a density of up to 1.0 times the lot area.

The site is split zoned R4 Z1.0 and R2 Z0.6. These zoning classifications permit residential uses up to 1.0 and 0.6 times the lot area respectively.

The cumulative density of all proposed units across the site does not exceed 1.0 times coverage. However, many of the proposed units located in the R2 Z0.6 zoning area exceed the permitted 0.6 times coverage. In addition to density, the proposal also requires a number of Zoning By-law amendments which are typically required of such infill developments. These include amendments for:

-landscaped open space,

-building depths,

-building setbacks, and

-building frontages.

4.0Planning Considerations

4.1Density, Built Form and Neighbourhood Context

The surrounding area is a low density residential neighbourhood comprised primarily of single, semi detached and townhouse dwellings. No one set of dominant architectural features is apparent. This proposal does not exceed 1.0 times coverage and therefore qualifies as low density residential use under the Official Plan.

The proposed housing mix of 14 semi-detached houses and 3 townhouse units at 1 times coverage is comparable to the character and density of the existing housing in the neighbourhood. Using the 1 times density cap permitted by the Official Plan and assuming the applicant's average unit sizes, the site could yield up to 18 houses rather than the 17 which are proposed.

Section 6.15, Conversion, Infill and Accessory Apartments, of the Official Plan endorses the infill nature of this application and the property's status as a development lot by stating that it is the policy of Council to promote the provision of new residential units where otherwise permitted by this plan by encouraging infill development on vacant or underdeveloped lots.

4.2Privacy and Overlook

Many of the residents, who were in attendance at the public meetings which were held in the neighbourhood, expressed concerns with respect to the possibility of overlook from the proposed houses on the privacy in their rear yards or facing living rooms. In response, the applicant has proposed a site plan configuration which is sensitive to these concerns by:

(i)Limiting the number of units that share a common lot line with a Walter Street dwelling to 1, and protecting existing development on Lyall Avenue.

In the initial plan submitted by this applicant, 3 or 4 dwellings shared a common rear lot line with houses on Walter Street in a rear facing condition. In the current layout only unit number 10 shares a lot line with No. 13 Walter Street.

This common lot line is between the rear face of 13 Walter Street and the windowless sidewall of proposed unit 10. No. 13 Walter Street has a rear yard depth of 30 metres (98 feet) or nearly 4 times the minimum rear yard required by By-law 438-86. Unit 10 has a side yard setback of 1.67 metres which exceeds the requirement of 0.45 metres for walls without openings by 1.22 metres. The total separation between 13 Walter and proposed unit 10 is approximately 31.67 metres (103.9 feet). A separation of 31.67 metres between houses is greater than many total lot depths in this immediate neighbourhood and in the City in general.

Unit 1 abuts the 5 storey condominium at 716 Kingston Road. Units 4 through 9 all back onto the surface parking lot for the condominium and are separated from Walter Street houses by a distance of 29 metres (95 feet) or more. Units 11 through 17 back onto the homes at 31 to 37 Lyall Ave. The Lyall Avenue houses have unusually deep rear yards of approximately 57 metres (187 feet) or more. The rear yard setbacks for these proposed units range from 5.04 metres (16.5 feet) for unit 11 to 7.5 metres (25 feet), as required by By-law 438-86, for unit 17. The total separation between Lyall Ave. homes and units 11 to 17 is at least 62 metres (203.4 feet) or the equivalent distance of approximately eight 7.5 metre rear yard setbacks.

(ii)Providing a continuous row of mature evergreen trees and privacy fencing.

The applicant has proposed a continuous row of 3.5 metre (11.5 foot) high trees along the rear lot line of units 4 through 9 and along the side lot line of unit 10. In addition, a 1.83 metre (6 foot) privacy fence with a 0.46 metre (1.5 foot) lattice on top will be constructed on the lot line around the entire perimeter of the site, the Kingston Road frontage excepted.

Given the extremely deep rear yard setbacks of Lyall Avenue homes, the developer has opted to propose deciduous trees rather than a solid evergreen buffer in the rear yards of units 11 to 17. These trees are in addition to the 2.3 metre high privacy fence.

The applicant has also indicated the location of a growth of healthy 20 - 30 centimetre trees on the landscape plan which will be saved and incorporated into the coniferous buffer. Two large existing trees have been identified off-site (at 716 Kingston Road) and will be protected during and after construction.

(iii)Building within the maximum height limit.

All proposed houses are built at or under the 12.0 metre height limit for the area. Also, for the purpose of preventing overlook, the fourth floor open, walk-decks required by the Ontario Building Code for fire safety reasons have been incorporated into the front rather than the rear face of units 1 through 9.

The combination of a sensitive site plan layout and house design, mature tree plantings, privacy fencing, wide separating distances between existing and proposed houses, and building heights which are within the maximum height restriction will result in an acceptable condition.

4.3Parking and Access

The proposed 19 parking spaces exceeds the By-law requirement of 17 spaces or 1 space per unit. In addition, the plan allows visitor parking for units 10 through 17 in a tandem fashion in the driveway in front of the garages. Although not required, four visitor parking spaces will be available for units 1 through 9 along the south side of the eastern section of the proposed private roadway. The proposed parking supply is acceptable to the Commissioner of Works and Emergency Services.

Access to the houses is via a private T-shaped roadway. It is the policy of Council to discourage residential developments of greater than 20 units on non-public roadways. This proposal will have 17 units which are accessed via a private road. Council's policy does not apply.

Rights-of-way in favour of the owners of each of the proposed dwelling units will have to be granted over the portions of the proposed roadway which are necessary to access the respective parking spaces for the residents.

The main north-south section of the private driveway is 6.0 metres wide at the south end where it intersects with Kingston Road and 5.0 metres wide thereafter. The 5.0 metre wide portion is less than the 5.5 metres usually required by Works and Emergency Services for 2 way traffic. However, given the small number of vehicles expected to be served by this roadway, 5.0 metres is considered acceptable. The remaining 2 east-west portions of the roadway are at or exceed the commonly accepted 5.5 metre roadway width.

4.4Landscaping

The applicant has prepared a detailed landscape plan which shows:

-privacy fences on all lot lines which are shared with existing homes,

-continuous 3.5 metre high evergreen buffering along the west side,

-mature deciduous tree plantings along the north property line, and

-preservation of healthy trees from 20 centimetres in diameter where 30 centimetres is the usual standard.

While the houses will be visible to the surrounding homes, the applicant, to the extent possible, has tried to maintain the outward impression of a wooded area. A detailed report and plan must be provided which indicates the impact of the construction activities in connection with the proposed development on the 2 mature trees located on 716 Kingston Road in proximity to proposed units 8 and 9. Appropriate tree protection measures as determined by a certified or registered consulting arborist or forrester must be submitted to the City's arborist by the applicant for approval.

4.5Fire Safety

The Fire Department has reviewed the plans and has advised that it will be satisfied when the pertinent requirements of the Ontario Building Code have been applied to this project.

4.6Subdivision of Land

In the City of Toronto, where most land is already within long standing registered plans of subdivision, further subdivision of parts of lots or blocks is typically done by way of an application for consent through the Committee of Adjustment. In this case where an application for site plan review was not required, the City will need to secure its requirements which include private roadway widths, curb cuts, rights-of-way registered in favour of future homeowners and parkland dedication through imposing conditions on the granting of consent. The owner agrees with this approach and will enter into a Consent Agreement with the City pursuant to Section 53 of the Planning Act.

4.6Public Response

Two public meetings were held in the neighbourhood to discuss this proposal. The first meeting held on May 26, 1999, discussed a plan that showed a total of 18 units oriented along a north-south private roadway. The residents' concerns included the number of units, the perception of loss of privacy and overlook and the lack of visitor parking.

The second public meeting on July 8, 1999 was to discuss the changes that the applicant had made to the plan to address some of concerns raised at the May 26, 1999 meeting. The revisions included reducing the number of houses by 1, reorienting the plan so that only one unit shared a common lot line with Walter Street homes and moving the fourth floor decks to the fronts of all houses.

Since the July meeting, plans have again been modified to deal with some of the remaining resident concerns. Modifications include a continuous evergreen privacy screen, the incorporation of healthy existing trees of 20 to 30 centimetres in diameter (which would not be protected by the tree by-law) into the natural privacy screen and a 2.29 metre high privacy fence is shown on all property lines shared with existing houses.

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 in the neighbourhood to discuss the proposal which at that time was to build three, 3 to 5 storey buildings containing a total of 32 residential units on the site. The owner (different from the current applicant) did not proceed beyond the preliminary report.

Conclusion:

I am recommending approval of this application.

Contact:

Contact Name:Tim Burkholder

Community Planning, East Section

Fax:392-1330

E-Mail:tburkhol@toronto.ca

Beate Bowron

Director, Community Planning, South District

(p:\1999\ug\uds\pln\to991980.pln)-tm

APPLICATION DATA SHEET

Site Plan Approval:	Y		Application Number:	12429
Rezoning:	Y		Application Date:	May 18, 1994
O. P. A.:	N		Date of Revision:	July 23, 1999

Confirmed Municipal Address:720, 722, 724 Kingston Rd. and 35 R Lyall Av.

Nearest Intersection:	On the north side of Kingston Rd., east of Main St.
Project Description:	To construct 17 townhouses.

Applicant: Brydmoss Development Limited 275 King St. E., Suite 225 323-1330

Agent: William Holman 1644 Bayview Ave., Suite 1819 882-0318

Architect: William Holman 1644 Bayview Ave., Suite 1819 882-0318

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	Low Density Residence Area	Site Specific Provision:	No
Zoning District:	R4 Z1.0 ; R2 Z0.6	Historical Status:	No
Height Limit (m):	14.0; 12.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	2273.0 m2		Height:	Storeys:		3+ Basement
Frontage:				Metres:		11.89, 12.00
Depth:
				Indoor		Outdoor
Ground Floor:			Parking Spaces:	23
Residential GFA:	2266.6 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	2266.6 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Private				Land Use	Above Grade	Below Grade
Total Units:	17				Residential	2266.6 m2

PROPOSED DENSITY
Residential Density: 1.00	Non-Residential Density: 0.00	Total Density: 1.00

Data valid:

July 23, 1999

Section:

CP South District

Phone:

392-7333

Appendix A

Comments from Civic Officials

1.Urban Planning and Development Services, Buildings, August 17, 1999

Our comments concerning this proposal are as follows:

Description:Construct row houses and semi-detached houses - 18 units

Zoning Designation:R4 Z1.0 AND R2 Z0.6

Applicable By-law(s):438-86, as amended

Plans prepared by:William HolmanPlans dated: July 23, 1999

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.

Lots 1,2 & 3:

1.The minimum required front lot line setback of 2.1 metres for lot 1 and 6.0 metres for lots 2&3 have not been provided. Proposed is 2.03 metres. (Section 6(3) Part II 2)

2.The minimum required side lot line setback of 0.45 metres has not been provided. Proposed is 0 metres (lot 3). (Section 6(3 Part II 3C)

3.The minimum required rear lot line setback of 7.5 metres has not been provided. Proposed is 0 metres. (Section 6(3) Part II 4)

4.The maximum permitted 14.0 metre building depth is being exceeded. Proposed is 15.55 metres. (Section 6(3) Part II 5)

5.The minimum required landscaped open space of 30% of the area of the lot (38.64 sq metres , 38.76 sq metres and 39.36 sq metres) for lots 1,2 &3 has not been provided. Proposed is 11.2 sq metres, 5.6 sq metres and 8.1 sq metres respectively. (Section 6(3) Part III 1(a))

6.The minimum required front yard landscaped open space of 50% of the front yard area (9.1 sq metres for lot 3) has not been provided. Proposed is 5.6 sq metres. (Section 6(3) Part III 3(a))

7.The minimum required lot frontage of 6.0 metres has not been provided. Proposed is 4.4 metres - lot 1 and 3.96 metres - lots 2&3. (Section 6(3) Part VII 1)

8.The by-law requires the proposed lot(s) to be capable of being conveyed in accordance with the provisions of the Planning Act. The proposed lots require severance consent from the Committee of Adjustment prior to the issuance of a building permit. (Section 6(3) PART IX 1(a))

Lots 4 to 9

1.The maximum permitted residential gross floor area of 1.0 times the area of the lot (129.6 sq metres, 80.3 sq metres, 79.3 square metres, 79.3 sq metres, 103.7 sq metres and 128.9 sq metres) for lots 4-9 is being exceeded. Proposed is 133.5 sq metres. (Section 6(3) Part I 1)

2.The minimum required side lot line setback of 0.9 metres has not been provided. Proposed is less than 0.9 metres . (Section 6(3) Part II 3C)

3.The minimum required rear lot line setback of 7.5 metres has not been provided, proposed is less than 7.5 metres . (Section 6(3) Part II 4)

4.The maximum permitted depth of 17.0 metres is being exceeded. Proposed is 49.89 metres. (Section 6(3) Part II 5)

5.The minimum required landscaped open space of 30% of the area of the lot (40.08sq metres - lot 4, 40.05 sq metres - lot 5,6, 7, 8 and 9). Proposed is 6.0 sq metres, 10.5 sq metres, 9.9 sq metres, 10.2 sq metres, 9.7 sq metres and 6.2 sq metres respectively. (Section 6(3) Part III 1(a))

6.The minimum required lot frontage of 6.0 metres has not been provided. Proposed is 0.12 metres. (Section 6(3) Part VII 1)

7.The by-law requires the proposed lot(s) to be capable of being conveyed in accordance with the provisions of the Planning Act. The proposed lots require severance consent from the Committee of Adjustment prior to the issuance of a building permit. (Section 6(3) PART IX 1(a))

8.The proposed buildings are not on a lot having a minimum front lot line of 3.5 metres, as required. Proposed front lot line is 0.12 metres. (Section 4(11)(a))

Lot 10 to 17

1.The maximum permitted residential gross floor area of 0.6 times the area of the lot (66.12 sq metres - lot 10, 56.28 sq metres - lot 11, 57.3 sq metres - lot 12, 69.84 sq metres - lot 13, 78 sq metres - lots 14 & 15, 82.2 sq metres - lot 16 and 83.34 sq metres - lot 15). Proposed is 133.5 sq metres - lots 10-15 and 139.22 sq metres - lots 16 and 17. (Section 6(3) Part I 1).

2.The minimum required 0.9 metre separation between sidewalls has not been provided. Proposed is 0.61 metres. (Section 6(3) Part II 3(i))

3.The minimum required side lot line setback of 0.45 metres has not been provided. Proposed is 0.30 metres. (Section 6(3) Part II 3C)

4.The minimum required rear lot line setback of 7.5 metres has not been provided. Proposed is less than 7.5 metres. (Section 6(3) Part II 4)

5.The maximum permitted building depth of 17.0 metres is being exceeded. Proposed is 76.55 metres. (Section 6(3) Part II 5)

6.The minimum required landscaped open space of 30% of the area of the lot (40.05 sq metres - lots 11-15) has not been provided. Proposed is 25.6 sq metres, 26,4 sq metres, 24.7 sq metres, 28.4 sq metres and 27.6 sq metres respectively. (Section 6(3) Part III 1(a))

7.The minimum required front yard landscaped open space of 50% of the front yard area (13.15 sq metres, 25.2 sq metres, 25.6 sq metres, 26.05 sq metres, 24.2 sq metres, 24.6 sq metres, 7.8 sq metres and 7.0 sq metres for lots 10-17) has not been provided. Proposed is 0 sq metres. (Section 6(3) Part III 3(a))

8.The minimum required soft landscaped open space of 30% of the required front yard landscaping (3.94 sq metres, 7.56 sq metres, 7.68 sq metres, 7.81 sq metres, 7.26 sq metres, 7.38 sq metres, 2.34 sq metres and 2.1 sq metres for lots 10-17) has not been provided. Proposed is 0 sq metres. (Section 6(3) Part III 3(b))

9.Basement integral garage is not permitted. (Section 6(3) Part IV 3(i))

10.The minimum required lot frontage of 6.0 metres has not been provided. Proposed is 0.12 metres. (Section 6(3) Part VII 1)

11.The by-law requires the proposed lot(s) to be capable of being conveyed in accordance with the provisions of the Planning Act. The proposed lots require severance consent from the Committee of Adjustment prior to the issuance of a building permit. (Section 6(3) PART IX 1(a))

12.The maximum permitted height of 10.0 metres is being exceeded. Proposed is 11.46 metres. (Section 4(2)(a))

13.The proposed buildings are not on a lot having a minimum front lot line of 3.5 metres, as required. Proposed front lot line is 0.12 metres. (Section 4(11)(a))

Other Applicable Legislation and Required Approvals

1.The proposal DOES NOT require 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.

2.Works and Emergency Services, August 31, 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, if required, in connection with the development;

(b)Provide and maintain a minimum of 17 parking spaces on the site to serve the project;

(c)Provide and maintain a minimum north-south driveway width of 6.0 m for a distance of 6.0 m from the Kingston Road right-of-way, including a 3 m taper for a total curb cut of 12 m and minimum driveway widths of 5.0 m thereafter;

(d)Eliminate any existing curb cuts on Kingston Road and restore the street allowance to the City of Toronto Standards, at no cost to the City;

(e)Register rights-of-way in favour of the owners of each dwelling unit over the portion of the property required to access their respective parking spaces;

(f)Register a covenant against the title that all future owners, of any severed lot on the site, will be granted rights-of-way over the property required to access their respective parking spaces and jointly responsible for the maintenance of the private driveways and the visitor parking spaces, including winter maintenance;

(g)Provide and maintain individual rodent proof garbage storage areas, on private property, of sufficient size to accommodate the amount of separated recyclable and non-recyclable material generated in one week, for all other dwelling units on the site;

(h)Designate a common refuse collection area, adjacent to the sidewalk on Kingston Road, to the satisfaction of the Commissioner of Works and Emergency Services;

(i)Insert in all offers of sale and in all deeds which shall be registered on title for each dwelling in this project, a covenant advising of the location of the garbage pick-up area for all dwellings;

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

(i)a 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 appurtenant rights-of-way;

(ii)final approved plans of the development with sufficient horizontal and vertical dimensions of the exterior walls of the proposed houses to enable the preparation of building envelope plans;

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

(k)Prepare and submit an overall municipal servicing plan and a Stormwater Management Plan for the review and approval of the Commissioner of Works and Emergency Services prior to the issuance of a building permit;

2.That the owner be requested to apply for revised municipal numbering to the Commissioner of Works and Emergency Services prior to filing a formal application for a building permit;

3.That the owner be advised:

(a)Of the need to receive the approval of the Commissioner of Works and Emergency Services for any work to be carried out within the street allowance;

(b)That the storm water run-off originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or that processes associated with the development on the site may contaminate the storm run-off;

(c)Of the need to receive the approval of the Fire Services Division of this Department, prior to the issuance of a building permit, for the provision of fire protection services for this project;

(d)Of the need to obtain building location, access and streetscape permits, as well as potentially other permits such as hoarding, piling/shoring etc. from this Department prior to construction; and

(e)Of the need to design the Kingston Road boulevard in accordance with the guidelines of this Department.

Comments:

Location

North side of Kingston Road, east of Main Street.

Proposal

Construction of 14 semi-detached and 3 townhouse units, of which the townhouses front onto Kingston Road and the semi-detached houses front onto a private T-shaped driveway extending northerly from Kingston Road.

The proposal was dealt with in a Departmental report dated July 18, 1994. The above consolidated recommendations supersede the recommendations contained in the previous report.

Parking and Access

The provision of 19 parking spaces for the exclusive use of the residents, comprising of 1 single car garage for units 1 through 15 and 2 car garage for units 16 and 17 within each of the townhouses and the semi-detached units and 4 residential visitor spaces to serve the project, satisfies the estimated parking demand generated by the residents for 17 spaces for the exclusive use of the residents and, as far as can be ascertained, the Zoning By-law requirement for 17 spaces. The proposed parking supply is acceptable.

Access to the parking spaces is provided via a T-shaped driveway which contains a 5.0 wide north-south section extending northerly from Kingston Road and a 6.0 m wide section servicing the houses at the north end of the site. The proposed width of 5.0 m for the main driveway is less than the 5.5 m required for two-way traffic. Given the number of vehicles served by this driveway, and that the width is only marginally less than the required width, the 5.0 m wide main driveway is acceptable. It is noted that the main driveway is a minimum of 6.0 m in width for a distance of 6.0 m from the Kingston Road right-of-way limit.

A 5.49 m wide east-west private driveway, extending westerly from the main driveway which serves as an access to the parking spaces serving the townhouses fronting onto Kingston Road is acceptable.

Rights-of-way in favour of the owners of each of the proposed dwelling units must be granted over the portions of proposed driveways required to access the respective parking spaces for the residents.

Refuse Collection

The City will provide this project with once a week curbside refuse collection on Kingston Road in accordance with the provisions of Municipal Code Chapter 309, Solid Waste. This will require the provision of a rodent-proof refuse storage space for each unit on private property, to store separated garbage and recyclable materials generated between collections. This storage area has been designated as a common garbage pick-up area and has been shown on the plans in front of unit 3, adjacent to the sidewalk, within the Kingston Road, road allowance. This is acceptable. The future owner of unit 3 should be informed of the garbage and recyclable materials set out point.

Storm Water Management

It is the policy of City Council to require the infiltration of storm water run-off into the ground for all new buildings, whenever possible. Therefore, storm connections to the City sewer system will only be permitted if it can be demonstrated that infiltrating storm water into the ground is not feasible. Further information regarding storm drainage can be obtained by contacting the Engineering Branch (telephone no. 392-6787).

Each of the townhouses units should have its own drain and water service. A detailed site servicing plan must be submitted to this Department for review and approval. The approved services must be constructed in accordance with City standards, and the owner will be required to grant any permanent easements necessary to maintain these services.

Work Within the Road Allowance

Approval for any work to be carried out within the street allowance must be received from this Department.

The design of the Kingston Road boulevard must meet this Department's guidelines for pedestrian accommodation, greening and aesthetics. This includes providing and preserving a decorative band of impressed concrete 0.6 m wide along the back of the curb. The guidelines also state that trees should be provided every 6.0 to 8.0 m. If clarification is required on how these standards will apply to this site the applicant can contact the Streetscape Programme at 392-3808.

Permits

The applicant is required to obtain building location and streetscape permits from this Department prior to the construction of this project. Other permits associated with the construction activities (such as hoarding, piling/shoring, etc.) may be required. The applicant is responsible for obtaining the applicable permits and should be advised to contact the Road Allowance Control Section (RACS) at 392-4960 regarding the site-specific permit/licence requirements.

Fire Services

The applicant is advised of the need to contact the Fire Services Division of this Department in order to determine how fire services can be provided for this project.

Municipal Numbering

Separate municipal numbers are required for the proposed townhouses. The owner should submit a separate application to this Department, including a plan showing the location of the principal access points.

3.Parks and Recreation, August 13, 1999

This will acknowledge the revised plans pertaining to the above noted development application which were circulated to Forestry Services on July 29, 1999. I have reviewed the circulated plans and advise that:

xThere appear to be trees situated on private property which may be impacted by this development. City of Toronto Municipal Code, Chapter 331, Trees, Article III, requires that a permit be obtained for the injury or destruction of trees situated on private property which are generally in good health and have a diameter of 30 cm or more. Trees which may be affected could be located on the subject development site or on lands adjacent to the development site. For all existing trees situated on private property that are to be retained and protected, a detailed report and plan must be provided which indicates the impact of the construction activities in connection with the proposed development on the trees in question and appropriate tree protection measures as determined by a Certified or Registered Consulting Arborist or Registered Professional Forester retained by the applicant.

xThe tree protection zone(s) which have been indicated on the plans filed with this application are not adequate.

Please have the applicant contact Mr. Gary Le Blanc at 392-0494 to discuss the tree protection zone(s).

xI advise that the plans prepared by William Holman, date stamped as received by Urban Planning & Development Services on July 23, 1999 and on file with the Commissioner of Urban Planning & Development Services are not acceptable at this time due to the reason(s) indicated above.

4.Fire, August 4, 1999

Please be advised that when the pertinent requirements of the Ontario Building Code have been applied relative to this project, our Department may be deemed as satisfied.