STAFF REPORT

December 17, 1999

To: North York Community Council

From: Rob Dolan, Director, Community Planning North District

Subject: PRELIMINARY REPORT

OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT

1465 Lawrence Avenue West

R & G Management Inc.

File # UDOZ 99 - 27

Ward 6 - North York Humber

Purpose:

This is a preliminary report on an application for an Official Plan and Zoning By-law amendment for the development of a 5 storey, 60 unit rental apartment building on a lot with an existing 20 storey apartment building.

Financial Implications and Impact Statement:

All of the costs associated with the processing of this application are included within the l999 operating budget.

Recommendations:

It is recommended that:

(1) staff, in consultation with the local councillor, schedule a community meeting for January or early February 2000 with area residents; and

(2) staff prepare a final report evaluating the Official Plan and Zoning By-law amendment application, and provide notice of a statutory public meeting at the appropriate time.

Background:

The site is located on the south side of Lawrence Avenue West, west of Keele Street and is currently occupied by a 20 storey, 161 unit apartment building. In April l999, the OMB upheld a Committee of Adjustment decision to refuse a proposal for 18 townhouses on the site. The owner has reviewed the original proposal and submitted a new application proposing a 5 storey apartment building with 60 units in an alternate location on the property. The applicant advises that the units are to be rental.

The site is bounded by Lawrence Avenue West to the north, Amesbury Park (12.3 hectares) and a Fire Station to the south and west, and a 20 storey residential condominium located on the property to the immediate east. Opposite the site, across Lawrence Avenue there are two 13 storey apartment buildings and semi-detached units which front Lawrence Avenue further to the west.

Official Plan

The site is designated Residential Density Four (RD4) which permits low, medium and high rise multiple unit housing and a maximum density of 1.5 FSI. Although this site has not been identified by Council as a potential area for reurbanization, Part A of the Official Plan contains policies to guide the identification of potential reurbanization areas or individual locations for reurbanization. Criteria to guide the redesignation of residential lands to higher density are contained in Part C-4 Housing, Section 5.0 of the Official Plan and includes; adequacy of services, transportation impacts, access to public transit and arterials, contribution to well balanced communities in terms of housing mix, proximity of existing clusters of high density residential development, suitability of the site to accommodate the increased density, net benefits to residents and the City and that it does not destabalize adjacent stable residential lands. Such Official Plan amendments are also to be evaluated on the basis of the General Development Criteria in Section 4.2 in order to ensure the proposed development is compatible with the neighbourhood, that it maintains appropriate development standards and that the development meets urban design principles and objectives.

Zoning By-law

The site is zoned Multiple-Family Dwellings Sixth Density Zone (RM6). Apartment house dwellings are a permitted use and the gross floor area shall not exceed 150% of the lot area.

Comments:

The property was originally developed in the l960's in conjunction with the adjacent apartment building to the east. The two buildings are representative of the "tower in the park" concept. The original site plan is attached in Appendix "1" and shows the subject property, municipal address 1465 Lawrence Avenue West and the adjacent high rise tower now a condominium, municipal address 1455 Lawrence Avenue West. The two buildings were developed as intensive high rise units on attractive landscaped grounds, separated from each other by a substantial open area. The concept features an atmosphere of spaciousness.

The following chart shows the pertinent statistics for the existing and proposed development:

This development application intensifies the "tower in the park" form of development. The proposal is being evaluated on the basis of Official Plan policies, appropriate development standards, urban design considerations, potential community benefits, potential improvements to the property and the Ontario Municipal Board decision on the previous application on this property.

Official Plan Policies - Redesignation to a Higher Density

The proposed application would increase density on the property from 1.53 FSI to 2.04 FSI. In Part C - 4 Section 5.0 of the Official Plan, Council recognizes that, with little or no vacant land available for new development, it may be necessary to consider the intensification of existing, underutilized, multiple residential lands. Applications for redesignation to a higher density may be considered when such proposals assist in revitilizing neighbourhoods or enhance their viability. Section 5.0 also provides for considering increased density when existing land uses or buildings are considered to be obsolete or underutilized

Official Plan Policies - Housing Supply

The applicant indicates that the proposed development is to be rental housing with unit sizes ranging from 66 square metres (710 sq. ft.) to 87 square metres (936 sq. ft.) subject to changes during the site plan stage. If developed as rental housing, the proposed tenure would meet Section 2.6 - Preservation and Maintenance of the City's Housing Supply. This policy encourages a well balanced mix of both rental and freehold tenures.

Zoning By-law - Appropriate Development Standards

As an infill development, between two existing buildings, the most critical development standard is the separation space between the buildings. The proposal shows a 21 metre separation distance between the two buildings with a 12 metre distance at a corner. The purpose of a separation distance is to ensure sunlight, views and privacy for residents. The effect on both existing residents of the two high rise towers and the future residents of the proposed 5 storey apartment building will be evaluated.

Urban Design

The proposed layout and organization of the buildings should meet the following principles:

-buildings are to take their address from the public street;

-adjacent streets, and where appropriate, parks and open spaces are to be defined with buildings which provide casual overlook;

-a high quality landscaped amenity is to be provided for both the existing and new residents;

-the impact of surface parking and servicing on the development and adjacent park space is to be minimized; and,

-there is to be adequate light, view and privacy for both existing and new residents.

Ontario Municipal Board Hearing

In l999, an Ontario Municipal Board hearing was held on an appeal of a variance application for the infill development of 18 townhouse units on this property. The City's position at the hearing was not in support of the application. The townhouse proposal was turned down by the Board due to the impact of the active park uses, particularily outdoor lighting on the proposed development, the unsuitability of the site for the townhouses as proposed and the loss of open space for the residents of 1465 Lawrence Avenue West and the condominium on the adjacent property.

The applicant has now filed Official Plan and Zoning By-law amendment applications which can be evaluated with respect to Official Plan policies, appropriate development standards, urban design considerations and potential benefits to the site and the community. A chart comparing the proposal before the Ontario Municipal Board and the new application is contained in Appendix "2".

Conclusions:

This proposal is an intensification of a "tower in the park" site and is being evaluated with respect to Official Plan policies, appropriate development standards, urban design considerations and potential benefits to the site. The proposal is also being evaluated in terms of the Ontario Municipal Board decision on this property which turned down an infill proposal for 18 townhouse units.

Contact:

Lynn Poole, Planner

North York Civic Centre

Telephone: (416) 395-7136 Fax: (416) 395-7155

E-mail: lpoole@toronto.ca

Rob Dolan

Director, Community Planning North District

List of Attachments:

Appendix 1 - Tower in the Park Development Concept

Appendix 2 - Comparison Chart of Previous Proposal with Present Application

Schedules

A Official Plan

B Zoning Bylaw

C Site Plan