Zoning Amendment Application UDZ-98-16 -
Rocco Grossi - 1 Upwood Avenue - North York Humber
The North York Community Council, after considering the deputations and based on
the findings of fact, conclusions and recommendations contained in the following report
(March8,1999) from the Acting Director, Community Planning, North District, and for
the reasons that the proposal is an appropriate use of lands, recommends that the
application submitted by Rocco Grossi regarding Zoning Amendment Application for 1
Upwood Avenue, be approved, subject to the conditions outlined in the report:
The North York Community Council reports having held a statutory public meeting on
March30,1999, with appropriate notice of this meeting, in accordance with the Planning Act.
The North York Community Council submits the following report (March 8, 1999) from
the Acting Director, Community Planning, North District:
Purpose:
This report recommends approval of the application to permit the construction of one
semi-detached dwelling at the south east corner of Upwood Avenue and Queen's Drive.
Recommendations:
It is recommended that:
(1)the zoning for the site be amended from R4 to an RM2 zone with the following
exceptions:
Exception Regulations
(a)the minimum lot frontage for a semi-detached dwelling shall be 16.7m;
(b)the minimum lot frontage for a semi-detached dwelling unit shall be 8.2m; and
(c)the minimum side yard setback from the southerly property line shall be 1.5m.
(2)staff be directed to do all things necessary to ensure that at the time of the enactment of
any zoning by-law the following conditions have been satisfied:
(a)the conditions of the Technical Services Division of the Works and Emergency Services
attached as Schedule "G"; and
(3)prior to enactment of the zoning by-law, the Acting Director of Community Planning,
North District, shall have granted site plan approval which addresses siting of the building
envelope, tree preservation, landscape plan and building elevations.
Background:
Proposal:
The applicant proposes to construct a new semi-detached dwelling on the vacant site shown
on Schedule "C". This property was severed from the abutting south side property in 1997
under Committee of Adjustment application UDLD-97-94. The pertinent statistics are as
follows:
|
RM2 Provisions |
Proposed |
Lot Area |
Min. 665mē |
720mē |
Lot Frontage |
Min. 18m |
16.74m |
Gross Floor Area |
No maximum requirement |
216mē |
Lot Coverage |
Max. 30 percent |
30 percent |
Density |
30uph |
28 uph |
Yard Setbacks
Front
Side
Rear |
Min. 7.5m
Min. 1.8m
Min. 9.5m |
7.5m
1.5m and 1.8m
9.5m |
Building Height |
Max. 9.2m and two storeys |
9.2m and two storeys |
Official Plan and Zoning:
The site is designated Residential Density One (RD1) and zoned R4 (Refer to Schedules "A"
and "B"). The site is located within the Valley Land Impact Zone (VIZ). The site meets the
Official Plan's maximum density requirements of 30 units per hectare with a density of 28
units per hectare.
Comments:
Other Department Comments:
The following section summarizes the comments received from the departments and agencies
circulated.
The Toronto and Region Conservation Authority advises that the proposed development does
not appear to affect the policy and program interests of the Authority (Refer Schedule "E").
The Transportation Services of the Works and Emergency Services Department advises that
the applicant requires two parking spaces for each semi-detached dwelling unit and that access
to the site is to be gained off Upwood Avenue (refer to Schedule "F").
Technical Services of the Works and Emergency Services Department advises that there is a
storm water easement that runs across the site. The owner will be required to relocate the
storm water easement at his own expense prior to the construction of the semi-detached
dwelling (refer to Schedule "G").
Community Consultation:
A letter was sent to each resident that resides within 120m of the site. The letter provided
information about the proposed development and gave each resident an opportunity to provide
their comments about the proposal to the City.
One issue was raised by a resident living on the north side of Queens Drive directly opposite
the site. The resident does not want to look across the street at a brick wall. This issue will be
addressed through the site plan approval process.
Discussion:
Land Use:
The proposed semi-detached dwelling is a permitted use under the site's RD1 designation.
Official Plan Housing Policies:
The proposal has been evaluated against the relevant policies and criteria contained within the
Official Plan's Housing policies. A summary of this evaluation is outlined below.
The Official Plan's Housing policy requires new residential development within low density
residential neighbourhoods be generally compatible and sensitive to, the surrounding physical
development and that a lot proposed for a semi-detached use be located on a street where
other semi-detached dwellings exist.
The Official Plan also sets out development criteria that states that "limited intensification in
stable residential neighbourhoods may be permitted, when, in the opinion of Council, such
- intensification is desirable and appropriate in order to rejuvenate or enhance the viability of
a residential neighbourhood; and
- intensification within stable residential neighbourhoods shall include new housing and new
lots (compatible in scale and physical character with the existing residential
neighbourhood) on under used parcels of land."
The proposed semi-detached dwelling is desirable and an appropriate use for this site as it
meets the above objective and development criteria for limited intensification in
neighbourhoods. The proposed semi-detached dwelling will continue to enhance the viability
of the neighbourhood by helping to buffer the existing residential uses along Upwood Avenue
from Black Creek Drive to the east. There are a number of existing semi-detached dwellings
on Upwood Avenue and to the south on Katrina Court which are compatible in scale and
physical character with the proposed semi-detached dwelling. The semi-detached dwellings on
Katrina Court are two storeys in height with reduced lot frontages and in some cases, reduced
side yard setbacks (refer to Schedule "I").
Valley Land Impact Zone:
As the site is located with the Valley Land Impact Zone the applicant will be required to be
granted site plan approval by the Director of Community Planning, North District prior to the
enactment of a zoning by-law. As part of the site plan approval process, the applicant would
be required to provide a tree preservation plan for the exiting mature trees on the site. Under
the site plan approval process the proposed semi-detached dwelling will be subject to the
replacement housing guidelines.
Zoning:
The performance standards for the proposed semi-detached dwelling are comparable with
other infill projects within the north district of the City in particular the recently approved
semi-detached dwelling development to the south on Katrina Court. The proposed reductions
to the minimum lot frontages for the semi-detached dwelling and semi-detached dwelling
units of and the minimum side yard setback from the southerly side property line are
considered to be minor.
Conclusions:
The proposed semi-detached dwelling is an appropriate use of the lands. The proposed
development is similar to the recently approved semi-detached dwellings south of the site on
Katrina Court. The recommended zoning standards ensure development remains consistent
with existing land uses in the area and recent Council approvals for similar development.
Contact Name:
Randy Jones, Planner
Telephone: (416) 395-7137
(A copy of the Schedules referred to in the foregoing report is on file in the office of the City
Clerk, North York Civic Centre.)
---------------
No individuals appeared before the North York Community Council in connection with the
foregoing matter.