15 ROBINA AVENUE - SUPPLEMENTARY REPORT ON

ZONING BY-LAW AMENDMENT APPLICATION

Ward 28, York Eglinton.

(A)Director, Community Planning, West District

(February 9, 1999)

Purpose:

To report on revisions to the proposal following consultation with the applicant, as directed by Community Council, to address an increased front yard setback and less height and density for the units closest to the existing community.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that:

(1)the recommendations contained in the staff report dated October 26, 1998, be approved; and

(2)further refinements be made to the revised proposal to address urban design issues noted in this report as part of the Site Plan Approval process while reflecting a development that is substantially in accordance with the revised plans.

Background:

At a Planning Act Public Meeting on December 16, 1998, York Community Council considered our planning report recommending approval of an application to amend Zoning By-law 1-83 to permit the development of four semi-detached dwellings at 15RobinaAvenue, and heard deputations on the proposal. The Community Council adopted a motion to:

1.Defer consideration of the matter to its January 20, 1999 meeting;

2.Direct the Director of Community Planning, West District, to consult with the applicant in the interim and to report back on a graduated proposal from a design perspective, with the units closer to the community having less height and density; and that this report be forwarded to the community and the applicant, when available;

3.Receive the deputations.

Comment:

Deputations received by Community Council at the Public Meeting expressed objections to the proposal based on concerns regarding:

-height, as it creates shadow impact and loss of view from the south facing windows on the existing two storey dwelling house abutting on the north;

-shallow front yard setback as it contributes to loss of view and light for the abutting property to the north;

-narrow side yard width as it can impede access to the rear yard of the property abutting to the north;

-size and design of the semi-detached dwellings with built-in garages, small elevated porches with a prominent front stair feature and a minimal green front yard area as this is not in keeping with the style and character of existing older dwellings in the neighbourhood.

Consultation with the Applicant:

As directed, Community Planning staff consulted with the applicant. In response to the concerns raised at the public meeting, the applicant has submitted revised plans which lower the height of the north pair of semi-detached units by providing sloped driveways to slightly depressed garages. The slope does not exceed the maximum 6 percent gradient as required by the Zoning By-law. The northerly two pairs of semi-detached houses have also been set back a further 1.52 metres (5 feet) from the 4.5 metre (15 feet) setback from the front lot line originally proposed.

The additional setback allows more sunlight to penetrate the adjacent side yard and south facing windows at 19 Robina Avenue. Revisions have not been made to reduce density or increase side yard setback as the applicant and staff view the proposed built form and side yard setbacks compatible to the existing built form in the neighbourhood. A revised Site Plan and a revised Elevation Plan is attached as Appendix 1 and Appendix 2, respectively.

Urban Design staff within the Community Planning Division have commented that the original plans reflected a scale of development that was generally sympathetic to the neighbourhood. They have indicated that new trees of significant caliper should replace the large tree proposed to be removed, further detailing of the front brick elevation, detailing driveways with interlocking pavers, and maximizing the planting opportunities along the streetscape should be considered at the Site Plan Approval stage. Subject to these considerations the revised plans are acceptable to Urban Design staff.

It is recommended that further refinements to the proposal to improve urban design issues while reflecting a development that is substantially in accordance with the revised proposal be addressed through Site Plan Approval. The revised proposal does not necessitate changes to the proposed By-law.

Conclusion:

The applicant has set back the proposed semi-detached houses further from the front lot line to allow more light to penetrate the side yard between 15 and 19 Robina. The height of the proposed semi-detached houses has also been reduced to reflect the height of the adjacent house. Planning staff have no objections to the proposed changes and recommend approval of the application and draft zoning by-law, as set out in the report dated October 26, 1998.

It is also recommended that further refinements to the proposal to address urban design issues noted in this report while reflecting the development substantially as set out in the revised plans attached to this report, be addressed through Site Plan Approval.

Contact Name:

Wendy Johncox, Senior PlannerTel: (416) 394-2868

York Civic Service CentreFax: (416) 394-2782

(A copy of Appendix 1 and 2 referred to in the foregoing report was forwarded to all members of Council, with the agenda of the York Community Council for the meeting of February 17and 18, 1999, and a copy thereof is on file in the Clerk's Division, YorkCivicCentre.)

(B)Director, Community Planning, West District

(October 26, 1998)

Purpose:

To consider a proposed amendment to Zoning By-Law 1-83 for the property at 15RobinaAvenue to change the zoning from LCR-Local Commercial Residential to R2-Residential Zone to permit the development of semi-detached dwellings.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendations:

It is recommended that:

(1)The application be approved, subject to the holding of a Planning Act Public Meeting to obtain the views of the community.

(2)York Zoning By-Law 1-83 be amended in accordance with the draft Zoning By-Law Amendment attached as Schedule 1 to this report.

Background:

Proposal:

The applicant is proposing to demolish the existing building and construct 8 (4 pairs) semi-detached houses, each on their own lot with a height of 3 storeys and a built in single car garage at grade. Four of the lots and 2.3 metres of the fifth lot, will be in the former Cityof York, and the remainder will be in the former City of Toronto. (See Appendix 2: Site Plan and Appendix 3: Elevations).

Project Details:

Total Site Area1.6 ha3.95 ac

York Site Area0.97 ha 2.4 ac

Total Gross Floor Area1,520 m²16,361 ft²

York Gross Floor Area 922 m²9,924 ft²

Dwelling Unit Gross Floor Area203.9 m²2,195 ft²

Density 0.95 fsi

Units 4+portion

Parking

Required1 per unit = 4

Provided1 per unit = 4

Green Landscaped Open Space14 percent

percentage of Front Yard

Site and Surrounding Area:

The application site is located north of St. Clair Avenue West on the east side of RobinaAvenue and is part of a larger site that extends into the former Cities of York and Toronto. The entire site has a frontage of 47.9 metres (157 feet) and an area 1.6 hectares. The York portion has a frontage of 24.4 metres (80 feet) and an area of 0.97 hectares. A two storey vacant building, previously used by the YMCA for social and recreational programmes, currently is located on the site. (See Appendix 1 - Site Location Map)

Uses surrounding the site are as follows:

North:Singel detached dwellings

East:Food Store and associated surface parking lot

South:Commercial building on St. Clair West

West:18 storey apartment building

Comments:

Official Plan and Zoning By-Law:

The site is designated Mixed Use Commerical and Residential in the Official Plan which permits residential uses in single use or mixed use buildings. The site is zoned LCR - Local Commercial Residential in York and MCR - Mixed Commercial Residential in Toronto. Both former municipalities allow commercial uses and a variety of residential uses in these zones. However, York zoning does not allow semi-detached houses in LCR zones, therefore a rezoning is required to permit the development. The Toronto portion does not requrie rezoning but will require approval of variances to zoning regulations by the Committee of Adjustment. The application has not yet been made.

Departmental Comments:

Works and Emergency Services requires the owner to bear the cost of extending the existing municipal sewer and watermain to service this site, and to submit a grading plan to show all storm run-off draining to the street. These matters will be addressed through the Site Plan approval processes.

A provision has been included in the draft zoning by-law (See Schedule 1) to require that no building shall be erected on the lands unless a municipal sewer and watermain, located within the Robina Avenue road allowance, are available to directly service the lands.

The Community Services Department and Fire Services have no comments.

The Toronto and Metropolitan Toronto Separate School Boards, the Buildings Section and Health Department have not responded and therefore have no comment on the matter.

Evaluation:

(a)Compatibility with the Neighbourhood

Location to the north of the site is a well established stable low density residential area comprised of detached houses. Directly west of the site is an 18 storey apartment building and to the east is a supermarket. Mixed commercial and residential uses line both sides of St.ClairAvenueWest to the south. This site serves as a transition area between the mixed use zone and the low density residential area to the north.

The traffic impact resulting from the development will be minimal. Existing services in the area are sufficient to meet the needs of the new residents. There appears to be little or no impact from this small residential infill project which is compatible with surrounding uses.

(b)Former Zoning By-Law 1-83 and City of Toronto requirements

Both former municipalities require a lot frontage to be a minimum of 6.0 metres for a semi-detached dwelling. The proposed internal proposed lots for are each 5.486 metres (18feet), and the ends lots are: York 5.663 metres (18.6 feet) and Toronto 5.692 metres (18.75 feet). The alternative of slightly smaller lot widths to permit this infill development is acceptable.

That portion of the proposed project located in the former City of Toronto will require the Committee of Adjustment approval to permit a minor variance to lot width and to permit the proposed built-in garages which are not permitted by the City of Toronto MCR zoning.

The draft by-law permitting the proposed development in the former City of York is structured in such a way as to allow for some flexibility so that if the Committee refused, or required alterations to the plans, the York by-law would not require further amendment.

Appropriate development standards regarding floor space index, building setbacks, and landscaped areas to permit this development are included in the draft by-law attached as Schedule 1.

Conclusions:

The proposed semi-detached houses are in keeping with the character of the area. The application is compatible and appropriate for the site and is recommended for approval. Site Plan Approval is required for the portion of this project in the former City of York. Future Committee of Adjustment consent approval will be required to enable conveyance of each semi-detached dwelling and lot.

Contact Name:

Wendy Johncox, Senior PlannerTel: 394-2869 Fax: 394-2782

(Copies of the attached Appendices and Schedule referred to in the foregoing report was forwarded to all members of Council, with the agenda of the York Community Council for the meeting of ???? January20and 21, 1999 ????, and a copy thereof is on file in the Clerk's Division, YorkCivicCentre.)