January 31, 2000

To: North York Community Council

From: Rob Dolan

Director, Community Planning, North District

Subject: PRELIMINARY REPORT

Application for Zoning By-law Amendment

Kirkor Architects and Planners

118 Finch Avenue West and

4 - 10 Altamont Avenue

Ward 10 - North York Centre

UDOZ -99 - 46

Purpose:

This is a preliminary report for an application to amend the Official Plan and Zoning By-law to permit a residential development comprising of 32 stacked townhouse units and 8 townhouse units at the north-west corner of Finch and Altamont.

Financial Implications and Impact Statement:

None.

Recommendations:

It is recommended that:

(1) Staff be directed to schedule a Community Consultation Meeting in consultation with the Ward Councillor(s).

(2) Staff be authorized to schedule a Public Meeting under the Planning Act to consider this application, targeted for the third quarter of 2000.

(3) Staff be directed to prepare a Final Report for the public meeting.

(4) Notice of the Public Meeting be given in a manner prescribed in the Regulations under the Planning Act.

Background:

Proposal:

The applicant has proposed to build a residential development comprising of 40 townhouse units contained within two building blocks. The applicant has indicated that the northern parcel (Block A) will contain eight three-storey townhouses and will be freehold units. The southern parcel (Block B) will be a condominium project containing thirty-two 4-storey stacked townhouse units. Parking for Block A will be provided in at-grade integral garages, and Block B will have underground parking for the residents, with visitor parking provided at grade. Access to the parking will be from Altamont Avenue.

The site is currently occupied by five single family detached dwellings. To the north along Altamont Avenue are single detached houses and to the immediate south are single detached houses and the Edithvale Community Centre. To the west is a vacant site that has been approved for a residential project consisting of 148 townhouse units. To the east is the Chelsea Gate project, a 99 unit townhouse complex.

Background:

OFFICIAL PLAN:

The site has two Official Plan designations. The southern portion of site is subject to the Central Finch Area Secondary Plan, and is designated Central Finch Mixed Use-One (CFMU-1) which permits:

- single, detached and multiple-unit residential uses, offices, retail and service commercial uses, places of worship, public parks and recreational facilities, and institutional uses; and

- a maximum height of 4 storeys or 13 metres, whichever is the lesser, provided that:

- building setbacks of minimum 9.5 metres are provided along all lot lines that abut the stable residential areas outside the Secondary Plan Area; and,

- the height of any part of a building cannot exceed 70% of the horizontal distance separating that part of the building from the nearest residential property line that coincides with the boundaries of the Secondary Plan area (separation distance);

- for sites with a 30 metre frontage or more on Finch Avenue, which applies to this site, a maximum FSI of 1.0 for solely commercial, 2.0 for solely residential, and 1.5 where the use is residential and commercial.

- buildings are also required to be setback 18 metres from the centre line of Finch Avenue West.

The northern portion of the site is not subject to the Central Finch Area Secondary Plan and is designated as RD1. This designation permits single family detached and semi-detached houses.

ZONING:

The lands are currently zoned R4 (one-family detached dwelling).

Comments:

REASON FOR THE APPLICATION:

The proposed townhouses on the northern portion of the lot are not permitted under the current Official Plan and Zoning By-law designations.

ISSUES:

The following issues will be addressed:

1. Expansion of the urban boundary of the Secondary Plan to include two additional residential lots.

2. Built form

Ensuring appropriate relationship with the single detached housing to the north.

Ensure that the Finch Avenue and Altamont Avenue facades relate to public streets.

3. Servicing

Ensure that servicing needs (garbage pickup and deliveries) can be accommodated within the development site.

Ensure that the City policy on private driveways is complied with.

4. Parking

Ensure appropriate number of parking spaces and their location.

5. Landscaping

The applicant should submit, as soon as possible a complete landscape plan incorporating the City's standard submission requirements, including landscape buffering from the residential properties to the north.

Conclusions:

It is recommended that a Community Consultation meeting be scheduled by staff, in consultation with the local Councillors, and that staff be directed to prepare a Final Report on the application and provide Notice of the Statutory Public Meeting at the appropriate time.

Contact:

Paul Byrne, Senior Planner

North York Civic Centre

Telephone: (416) 395-7105

Fax: (416) 395-7155

E-mail: pbyrne@toronto.ca

Rob Dolan

Director, Community Planning, North District

List of Attachments:

Official Plan Map

Current Zoning Map

Applicant's proposed site plan

Applicant's proposed elevations