February 28, 2000

To: Etobicoke Community Council

From: Director of Community Planning, West District

Subject: Final Report for Amendments to the Etobicoke Official Plan and Zoning Code

(Lakeshore-Queensway)

Purpose:

To consider a proposal for amendments to the Etobicoke Official Plan and Zoning Code by Oxford Hills Developments (Manitoba) Limited, with respect to the lands municipally known as 134 and 136 Manitoba Street, and 527 and 535 Oxford Street, to permit the development of a 25-unit residental development comprised of townhouses and semi-detached dwellings.

Financial Implications and Impact Statement:

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

Recommendations:

It is recommended that the applications be approved subject to a Public Meeting of Council to obtain the views of interested parties and, the conditions outlined in this report.

Background:

Applications to amend the Etobicoke Official Plan and Zoning Code, to permit the development of 25 residential dwelling units, were submitted in October 1999 for the subject site. Etobicoke Community Council in November 1999 considered a Preliminary Report with respect to this redevelopment proposal and directed that the applications continue to be circulated, and that a Public Meeting of Council be scheduled.

A Community Information meeting was held on December 8, 1999 to provide residents with an opportunity to review and comment on the proposed application. Approximately 1,220 notices were sent to an area covering the F. Gardiner Expressway to the north, Mimico Creek to the east, the CN right-of-way and Melrose Street to the south, and Milton Street to the west. Twenty (20) area residents attended the community information meeting. The application was generally well received, however some residents noted concerns with the proposal. The issues raised included grading and elevations, distance separation between developments, and tree preservation.

Comments:

Site Description and Surrounding Land Uses:

The subject site, comprising approximately 0.47 hectares (1.15 acres), is located mid-block between Grand Avenue and Milton Street and has frontage on both Manitoba Street and Oxford Street. The site consists of three separate properties and currently contains a mix of industrial, office and residential uses.

Single detached dwellings are located to the south and west of the subject site. A paved parking area (apparently used in association with the current industrial use) and a noise attenuation barrier, which divides Oxford Street from the F. Gardiner Expressway, are located to the north and face the site. A 36-unit freehold townhouse development abuts the site to the east. (Attachment No. 1)

A rezoning application to permit 8 freehold townhouses fronting onto Manitoba Street east of Grand Avenue, filed by a related company, was considered by Community Council on January 20, 2000.

Proposal:

Oxford Hills Development (Manitoba) Limited proposes to amend the Official Plan designation from Low Density Residential to Medium Density Residential. As part of this process the applicant is also proposing to amend the current Third Density Residential (R3) zoning and replace it with Group Area Fourth Density Residential (R4G) zoning.

The applicant proposes to demolish the existing buildings and construct 25 residential dwelling units, consisting of a variety of forms and tenure. Nine (9) freehold townhouses are proposed along the Manitoba street frontage. Each unit will have direct access onto Manitoba Street via a private driveway. These townhouse units are 3 storeys in height, 4.75 metres (15.5 feet) in width, and approximately 181 square metres (1,950 square feet) in size. Parking would be accommodated within integral garages, located at-grade, with an additional parking space located on the driveway.

The balance of the site would be developed with 16 units. These units include 2 pairs of semi-detached dwellings and 2 blocks of townhouses (containing 6-units per block). Entry for this portion of the site will be provided by an internal private drive (condominium) accessed from Oxford Street. The units will front onto the internal drive and will be 3 storeys in height. The width of the units will range from 5.6 metres (18.3 feet) to 7.1 metres (23.3 feet). The unit sizes will range from 167 square metres (1,800 square feet) to 181 square metres (1,950 square feet). Parking for these units will be provided within integral garages, located at-grade, with additional parking spaces located in front of the garage. Additional parking to serve visitors is also proposed within the development.

Private amenity space, consisting of backyards, will range from a depth of 6 metres (20 feet) to 8 metres (26 feet). Landscaping will also be provided in the front yards, and within the public boulevard.

Attachment No. 1 is a key map of the area showing the location of the subject property and surrounding zoning. Attachment Nos. 2 to 5 are reductions of the site plan and building elevations. A detailed summary of the proposal is tabled below.

Table No. 1

The lands are subject to Site Plan Control approval. The applicant has concurrently submitted a Site Plan Control application for review and approval.

The applicant is requesting freehold tenure for the units facing Manitoba Street and condominium tenure for the units with access from Oxford Street. The sale of individual lots for the freehold units will have to be facilitated through the consent process and/or the lifting of part-lot control. No applications have been received for consent or the lifting of part-lot control at this time. An application for condominium has not been submitted to date either.

Official Plan and Zoning Code:

The site is located within the Low Density Residential (LDR) designation. Developments within this designation are capped at 35 units per hectare (14 units per acre) and a height of 3 storeys, and are intended to be areas of relatively low-rise housing forms. Detached, semi-detached and grade-related dwelling types are provided for under the LDR designation.

The Medium Density Residential (MDR) designation caps the density of development at 35 to 75 units per hectare (14 to 30 units per acre). Housing forms within this designation are intended to be areas of relatively low-rise housing, in particular, multiple unit form. Dwelling types permitted within this designation include townhouses and similar kinds of multiple housing, as well as dwelling types permitted under the LDR designation.

Proposals to amend the Official Plan and Zoning Code for the intensification of residential designations are subject to the criteria outlined in Section 4.2.19 of the Official Plan. Staff have evaluated the proposal within the context of these criteria and the evaluation is appended as Attachment No. 6.

Based on the review of the criteria, staff are satisfied from a land use perspective, the proposal meets the criteria for Medium Density development. The site is in close proximity to an arterial roadway with sufficient capacity to support the proposed development. In terms of height, density, floor space index, and landscaped open space, the project can be accommodated on the site with limited impact on existing and surrounding uses. Residents of the proposed development would have access to local social services, retail facilities and parks.

The site is zoned Third Density Residential (R3), which permits semi-detached dwellings, but does not permit the proposed townhouse dwelling units. In order to permit the use of the property for townhouses, the site requires rezoning to Group Area Fourth Density Residential (R4G). A site-specific permission will also have to be included to permit the semi-detached dwelling portion of the development within the R4G zone.

Urban Design and Site Considerations:

The applicant has responded to urban design concerns by articulating the façade and roofline of the townhouses. The end units fronting onto Oxford Street have been designed to provide a connection with the street edge. The siting of the buildings has also resulted in a positive relationship with the abutting townhouses to the east as the building face has been aligned to provide a continuous wall, thereby creating a "main street" image. The applicant will provide a new sidewalk and tree planting in the public boulevards along Manitoba Street and Oxford Street linking the abutting townhouse development to the east. Details of the streetscape improvements will be completed at the Site Plan Control approval stage.

It should be noted that the modifications proposed by Planning staff for this development are consistent with the recently prepared "Design Guidelines for Infill Townhouses". Some of the essential elements include; using existing streets for access (such as the block on Manitoba), extending sidewalks to create visual links, and orientating a building so that its main entrance faces the street.

One of the main issues relating to infill townhouse developments relates to the perceived height of the potential dwelling units. In some cases, the naturally occurring grade has been artificially altered with the use of retaining walls. Consequently, what is defined as a three-storey dwelling in the Zoning Code, is actually four storeys in height, in relation to the street. The proposed building forms will be 3 storeys in height, and the grades will remain relatively unchanged. However, staff from Works and Emergency Services, Technical Services Division have indicated that the southeast portion of the development requires the grades to be altered in order to self-contain drainage from the site. As a result, a small retaining wall may need to be constructed. Therefore, staff are recommending that the developer submit a lot grading plan for the approval of Technical Services staff prior to the issuance of a building permit.

One of the concerns raised by the Community included the distance separation between developments. This proposal is similar to the residential development that abuts the site to the east. As noted below, sufficient amenity space and building setbacks will be provided to accommodate the proposed development.

Landscape Open Space/Parkland Dedication:

The applicant is proposing to devote 38% of the site area as landscape open space. This is consistent with the landscape percentages associated with other townhouse developments that have recently been approved by Council in this area. As stated earlier in this report, private amenity space will include backyards. Parks and Recreation Services have reviewed the application and have not expressed concerns with the amount of open space provided.

The site contains some mature trees. The applicant has submitted a landscape plan that identifies the trees to be preserved, relocated or removed. These plans are currently under review by Forestry and Planning Staff. Finalization of the landscape plan and tree protection measures will be required as part of the Site Plan Control approval process.

The applicant will be required to pay a 5% cash-in-lieu of parkland dedication at the time of building permit, as recommended by Parks and Recreation Services.

Agency Comments/Department Circulation:

In response to the circulation of plans submitted in support of this application, no objections have been expressed by Toronto Hydro.

No comments from the Toronto District School Board and the Toronto Catholic District School Board have been received to date.

The Transportation Planning Division of Works & Emergency Services indicate that the level of vehicle traffic generated by this development during the critical weekday a.m. and p.m. peak hours is not expected to impact on the operation or level-of-service of the abutting road network. A traffic impact study is not required. Comments regarding technical items such as access details and curb radii are more appropriately dealt with at the Site Plan Control approval stage.

Technical Services Division of the Works & Emergency Services Department advise that there are existing watermains, storm sewers and sanitary sewers available on both Manitoba Street and Oxford Street. Comments regarding grading and storm water management are applicable at the Site Plan Control approval stage.

Toronto Fire Services Division of Works & Emergency Services requires the applicant to confirm that the fire hydrant coverage is sufficient, as well as providing a fire access route. Both these items will be dealt with during the Site Plan Control stage.

Conclusions:

The subject application has been evaluated within the context of the Medium Density Residential provisions of the Official Plan. The site is in close proximity to an arterial roadway with sufficient capacity to support the proposed development. In terms of height, density, floor space index, and landscaped open space, the project can be accommodated on the site with limited impact on existing and surrounding uses. Residents of the proposed development would have access to local social services, retail facilities and parks. Development standards with respect to height, floor space index and density will be incorporated into the amending By-law.

It is recommended that the application be approved, subject to fulfilment of the following conditions:

1. The Official Plan amendment provide for the following:

Re-designating the lands from Low Density Residential to Medium Density Residential.

2. The Zoning By-law amendment shall provide for the following:

(i) Rezoning of the site from Third Density Residential (R3) to Group Area Fourth Density Residential (R4G).

(ii) The site-specific by-law shall provide standards for the number of units, floor space index, height, setbacks, coverage, landscaped open space, fencing and parking.

3. Further detailed consideration of the proposal under Site Plan Control to include:

(i) Signing of a Site Control Agreement and payment of the necessary fees associated with the preparation, execution and registration of same.

(ii) Submission of landscaped plans detailing fencing, curbing, grading, retaining walls, street trees, planting and tree preservation methods for trees (including abutting properties) and the posting of financial guarantees to ensure compliance with the approved plans.

(iii) A construction site management plan shall be provided to the satisfaction of the Staff Advisory Committee on Development Control.

(iv) Provision of on-site services, including the provision of storm water management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if required, by Works and Emergency Services.

(v) The developer to pay the prevailing development charges in effect at the time of the issuance of building permits and any outstanding cash-in-lieu of parkland contributions or dedications.

(vi) Confirmation from Works and Emergency Services Department that a letter from the peer review consultant has been received concurring with the conclusions of the environmental site assessment.

(vii) The acoustical consultant to certify that the final plans meet MOE interior and exterior noise criteria.

Contact:

V. Bill Kiru, MCIP, RPP

Senior Planner

Community Planning, West District

Tel: 394-8230

Fax: 394-6063

Email: kiru@toronto.ca

__________________________

Gary Wright

Director of Community Planning, West District

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List of Attachments:

Attachment No. 1 - Location Map

Attachment No. 2 - Site Plan

Attachment No. 3 - Building Elevations

Attachment No. 4 - Building Elevations

Attachment No. 5 - Building Elevations

Attachment No. 6 - Official Plan Criteria for Considering Medium Density

Attachment No. 6

Official Plan Criteria for Considering

Medium Density Residential Proposals

(Section 4.2.19)

(a) the proximity of the site to retail facilities, or to other Medium or High Density Residential designations

The site is located in the vicinity of commercial strips along Royal York Road, Lake Shore Boulevard and The Queensway. Local commercial uses are incorporated into the adjacent Mystic Point development which is designated High Density Residential.

(b) the adequacy of local social and educational services

The need for local community services in the area has been addressed in the Park Lawn/Lakeshore Secondary Plan. The subject application, due to its moderate size and market tenure, is not expected to have a significant impact on community services.

(c) the level of accessibility and the proximity of the site to collector roads, arterial roads, transit and expressways, and the capacity of those facilities

The site is in close proximity to Grand Avenue, which has access to The Queensway and Royal York Road, both arterial roads. There are connections to Park Lawn Road that provide access to the F. Gardiner Expressway and the Queen Elizabeth Way, resulting in further connections to Highway Nos. 27, 427 and 401.

The Mimico GO Train station is located nearby at Royal York Road. TTC streetcar and bus service is provided on Lakeshore Boulevard West and The Queensway respectively.

(d) the suitability of the site in terms of size and shape to accommodate the proposed density including on-site parking, landscaping and recreational facilities

The site is "L" shaped with a site area of 4 664 square metres (50,205 square feet). The 25 units being proposed would be situated on new lots having a minimum lot area of 111 square metres (1,195 square feet), which is sufficient to accommodate the built form, parking, landscaping and rear yard private amenity areas. The Grand Avenue Park is located within walking distance.

(e) the desire to provide a range of dwelling types and building heights on sites of sufficient size as indicated in Section 2.2.6.

As the site has an area of less than one hectare, Section 2.2.6 does not apply.

(f) the effect of increased traffic, so that no undue adverse impacts are created for local residential streets

The Transportation staff of Works & Emergency Services has advised that the existing road network has sufficient capacity to accommodate the projected traffic generation from the proposed development and a comprehensive traffic impact study is not required.

(g) the effect of the height and form of the development so that no undue adverse impacts in terms of overshadowing or loss of amenity are created for existing residential buildings on site, and for neighbouring residential uses

The proposed townhouse development is three storeys in height; as such shadowing of existing residential development is not expected. The redevelopment proposal is similar to an existing townhouse development along the easterly property line. All the units will have private rear yard amenity areas, which will be screened with a privacy fence.

(h) the relationship of the site to nearby lower density residential uses, if any, in view of the desire to provide a gradual transition in height and density wherever possible, or other buffering measure

The scale of the proposed development is consistent with the intent of the Official Plan and is compatible with the existing neighbourhood.

(i) the degree to which the site is proximate or exposed to significant open space amenities such as valleylands or the waterfront

Mimico Creek and the Humber River and associated parkland/open space systems are located to the east of the site. This park system provides access to extensive areas of open space for passive recreational uses, bicycling and hiking. The site is also located near Grand Avenue Park, a City-operated local park.

(j) the ability to meet the housing targets in Section 2.2

The proposal assists in providing additional dwelling units to the City's overall supply of the housing stock. It also provides for a variety of housing types based on the mix of units proposed.

(k) the desire to stay within the population ranges outline in Sections 2.2.1 and 2.2.2

The Official Plan provides for sufficient housing base to accommodate a minimum population of 300,000 persons, with a wide range of housing types and an adequate supply of affordable housing for low and middle income households. It identifies a population range of 50,000 to 72,000 persons in the South Housing District, in which the site is located. This project will help to achieve the City's population and housing targets by expanding its housing base and housing tenure.

(l) the ability of the proposal to address crime prevention and personal safety through urban design, having regard to the application of CPTED principles

Some of the housing forms have been orientated to the street to provide "eyes on the street". The other units are also orientated to provide visual surveillance in to the interior of the site.