STAFF REPORT

November 15, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Planning and Development Services

Subject: Preliminary Report on 134 Edgewood Avenue and Part of 130 Edgewood Avenue, Application No. 199027

(East Toronto)

Purpose:

To introduce and consider a proposal to construct 17 single family residential units at 134 and part of 130 Edgewood Avenue.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendations:

It is recommended that:

(1) the community meeting held by the Ward Councillors and attended by the area planner on November 22, 1999 be considered to have satisfied the Planning Division's usual procedure of holding a meeting in the neighbourhood to discuss the application with owners and tenants within 120 metres of the site; and

(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:

Site:

The site is located east of Coxwell Avenue at the end of a private driveway which extends northwards from Eastwood Road. The private driveway also forms part of the site.

Proposal:

An application has been made by Bill Joyce Real Estate Limited for zoning amendments to permit the construction of a total of 17 new single and semi-detached and townhouse units on the site. The proposal will also incorporate the existing semi-detached unit at No. 130 Edgewood Road. The site is currently occupied by a single detached house which is used as a daycare centre. Much of the remainder of the site is developed and used as an outdoor playground (including a swimming pool) for the daycare.

Applicable Planning Controls:

The site is designated Low Density Residence Area in the Part 1 Official Plan which permits residential development up to 1.0 times the lot area. The lands are zoned R2 Z0.6 which permits 0.6 times residential coverage. At 0.85 times the lot area, this proposal will comply with the Official Plan but will require a zoning amendment for density. In addition to density, the proposal will also require a number of zoning amendments for landscaped open space, building depths, building setbacks and building frontages.

Comments:

The site abuts existing residential lots on four sides. Of the 17 proposed units 7 abut the side lot lines of adjacent existing residential back yards, 1 unit flanks onto the rear lot line of 2 Wrenson Road homes, 3 are in a back-to-back orientation (but with appropriate rear yard setbacks) to Wrenson Road houses and the remaining 6 units are internal to the plan. All of the proposed buildings are under the 10 metre height restriction.

Notwithstanding the zoning amendments that will be necessary to allow residential construction on this site, I consider this to be a lot which is suitable for residential development. This application merits further consideration particularly for the following reasons:

- the developer has proposed housing which is consistent with the scale and character of the existing houses in the neighbourhood in respect to height, bulk and built form,

- the plan has been designed with the intention of avoiding light, view and privacy impacts on the surrounding homes, and

- the plan offsets the impact of additional houses in the neighbourhood by providing adequate parking for the development, including 1 space per unit plus 5 visitor spaces and 3 tandem spaces.

This application is not subject to development review. However, in the interest of securing site plan details I will recommend that the owner be required to enter into a consent agreement with the City. I will also be recommending that a night lighting plan, a grading plan and a landscaping plan be provided for review. In addition the owner will be required to satisfy any concerns about future maintenance of the private road and/or lane system.

Conclusions:

I find that this proposal has the potential to be integrated into the local area. A public meeting has been held in the neighbourhood and the residents' comments and concerns which were expressed at that meeting will be discussed with the applicant.

Contact:

Tim Burkholder

Community Planning, East Section

Telephone: 392-0412

Fax: 392-1330

E-Mail: tburkhol@toronto.ca

Beate Bowron

Director, Community Planning, South District

(to992039.pln)-tm

List of Attachments:

Application Data Sheet

APPLICATION DATA SHEET

Confirmed Municipal Address: 134 Edgewood Avenue; and Part of 130 Edgewood Avenue.

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:	3364.0 m2		Height:	Storeys:		3
Frontage:				Metres:		10.90
Depth:
				Indoor		Outdoor
Ground Floor:	893.7 m2		Parking Spaces:			25
Residential GFA:	2850.2 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	2850.2 m2