Zoning By-law Amendment Nos. UDZ-99-15 and
UDSP-99-074 - Manjit Mongat - 150 Finch Avenue West
North York Centre
The North York Community Council, after considering the deputations
and based on the findings of fact, conclusions and recommendations
contained in the following report (December 20, 1999) from the Director,
Community Planning, North District, and for the reasons that the
proposal is an appropriate use of lands, recommends that the
application submitted by Manjit Mongat regarding Zoning Amendment
Application UDZ-99-15 be approved, subject to the conditions outlined
in the referenced report; and subject to the Director, Community
Planning, North District refining the Zoning By-law and site plan in
accordance with the concerns expressed by the ratepayers prior to the
enactment of the by-law; and report back to North York Community
Council only if necessary.
The North York Community Council reports having held a statutory public meeting
on January 18, 2000, with appropriate notice of this meeting, in accordance with the
Planning Act and the regulations thereunder.
The North York Community Council submits the following report
(December 20, 1999) from the Director, Community Planning, North
District, Urban Development Services:
Purpose:
This report recommends approval of the rezoning application to permit 4
freehold townhouses on the property at 150 Finch Avenue West.
Financial Implications and Impact Statement:
All of the costs associated with the processing of this application are included
within the 1999 and 2000 operating budgets.
Recommendations:
It is recommended that the application be approved, subject to the following:
(1) that the R4 zoning on the site be amended to a RM1 exception zone to
permit multiple attached dwellings, with the following exceptions:
(a) the maximum number of units shall be 4;
(b) the maximum gross floor area of the building shall be 680 m2;
(c) the maximum lot coverage shall be 40%;
c
(d) the minimum lot frontage shall be 26.9 metres;
(e) the maximum building height shall be 10.0 metres;
(f) the provisions of By-law Section 16.2.1 regarding lot area shall
not apply;
(g) yard setbacks:
(i) the minimum front yard setback shall be 18.0 metres
from the centre line of Finch Avenue West;
(ii) the minimum rear yard setback shall be 10.3 metres;
(iii) the minimum east side yard setback shall be 0.5 metres;
(iv) the minimum west side yard setback shall be 6.0
metres;
(v) a minimum 2.0 metre deep landscape area shall be
provided on the lands along the full extent of the rear
property line; and
(h) the provisions of this exception shall apply collectively to these
lands, notwithstanding their future severance, partition or
division for any purpose; and
(2) that, prior to the introduction of the Bill in Council, the applicant shall
have obtained Site Plan Approval for this project at 150 Finch Avenue
West from the Director, Community Planning, North District, with
particular attention given to the comments of Civic Officials set out in
Schedules E through N of this report.
Background:
Proposal:
The applicant is proposing to build 4 freehold townhouse units with car
parking at the rear of the site, at 150 Finch Avenue West (north side of Finch,
west of Carney Road). The site is currently occupied by a single, detached
one-storey dwelling, and single detached dwellings also abut to the east, west
and north.
LOT AREA |
904.2 m2 |
LOT COVERAGE |
40% |
LOT FRONTAGE |
26.9 m |
GROSS FLOOR AREA |
680 m2 |
FSI |
0.8 |
NO. OF TOWNHOUSE UNITS |
4 |
NO. OF PARKING SPACES |
8 |
BUILDING HEIGHT |
10.0 m |
YARD
SETBACKS |
Front (measured
from the centre
line of Finch
Avenue West) |
18.0 m |
|
Rear |
10.3 m |
|
West side yard |
0.5 m |
|
East side yard |
6.0 m |
Official Plan:
The site is subject to the Central Finch Area Secondary Plan, and is
designated CFMU-1 (Central Finch Mixed Use - One) which permits single,
detached and multiple-unit residential uses, offices, places of worship, public
parks and recreational facilities, and institutional uses. Under the Secondary
Plan, on a lot with a frontage of less than 30 metres, a maximum residential
density of 1.0 FSI is permitted, and a height limit of 3 storeys or 11 metres is
permitted.
The proposed density is 0.8 FSI, the proposed building height is 10 metres,
and the separating distance is 10.3 metres. The proposed use is
townhouses, a form of multiple-unit residential development permitted under
the CFMU-1 designation. Therefore, the proposal conforms to the Secondary
Plan in terms of use, density, height and setbacks.
Zoning:
The site is currently zoned R4 (one-family detached dwelling fourth density
zone), which permits one-family detached dwellings.
The proposed zoning designation is RM1, to permit multiple attached
dwellings, which includes appropriate development requirements for the
maximum number of units, maximum gross floor area, maximum lot coverage,
minimum lot frontage, maximum building height, minimum yard setbacks and
minimum depth of landscape strips.
Community Consultation:
The proposal was presented to the community at a meeting held on
November 15, 1999 at the Edithvale Community Centre. Both Councillors
Gardner and Filion and their staff were in attendance in addition to the
applicant and Planning staff. Approximately 30 members of the public
attended. The following concerns were raised:
- that the parking proposed onsite would not be adequate, and that
second cars and visitors would not be accommodated;
- that the proposed access/egress from the site onto Finch Avenue West
would not be safe;
- that the mature tree in front of the site should be preserved;
- that the applicant should provide substantial landscape buffering at the
rear of his property, and 1.8 metre high wooden fencing at the rear and
sides; and
- that the site plan application and rezoning for this site should be
processed simultaneously.
Discussions have also taken place with the immediate neighbours to the east
and north, focusing on site access, parking and landscaping.
The resolution of community concerns is discussed below.
Comments:
Planning Considerations:
1. Urban design
When the application was originally submitted, the proposal consisted of five
townhouse units with garages and a shared paved driveway all fronting onto
Finch Avenue West. The front façade consisted of garages, doors and stairs,
and the front landscaping consisted of paving. A number of residents were
concerned about the design and its relationship to Finch Avenue West.
To improve the public face of the development on Finch Avenue, the
development has been substantially amended so that:
- the front façade now consists of primary windows, not garage doors;
the front entrance stair does not exceed a height of 1.2 metres above
ground level;
- the garages have been relocated to the rear of the site, accessed by a 6.0
metre driveway on its eastern edge; and
- the side access driveway affords greater separation of the development
from the single detached residence at 148 Finch Avenue East.
2. Parking
The garage for each unit will comfortably accommodate 2 cars parking
in tandem. This will satisfy the zoning by-law requirement for 2 spaces
per unit (including visitor parking). This addresses the community's
concerns regarding adequacy of parking on-site.
3. Access
At the community meeting, one resident expressed a concern that the
proposed access/egress point from the site onto Finch Avenue West
would not be safe. However, the access point is of a sufficient distance
from the intersection of Finch Avenue West and Talbot Road to
preclude traffic conflicts.
4. Landscaping
In response to community concerns, the mature willow tree on City
property in front of the site will be preserved.
The applicant will provide substantial landscape buffering at the rear of
the property (generally 4 metres in depth, and narrowing down to 2
metres for a small portion to accommodate a hammerhead arrangement
in the driveway), and 6 foot high wooden fencing at the rear and sides.
5. Parks levy
The development will be subject to a 5% cash-in-lieu of parkland dedication
payment, pursuant to By-law No. 30152 of the former of City of North York,
to implement Section 42 of the Planning Act. The cash-in-lieu payment will
be payment prior to building permit issuance.
6. Processing of site plan application
The Site Plan Application has been reviewed by staff and will be
approved following North York Community Council's adoption of this
report. The zoning bills will be introduced in Council only after the
applicant has entered into the Site Plan Agreement for this site.
Conclusions:
The proposed development of 4 freehold townhouses conforms with the
Central Finch Area Secondary Plan. Approval of the rezoning application is
therefore recommended.
Contact:
Anne Milchberg, Senior Planner
North York Civic Centre
Telephone: (416) 395-7129
Fax: (416) 395-7155
E-mail: amilchbe@toronto.ca
(Copies of Schedules referred to in the foregoing report are on file in the
office of the City Clerk, North York Civic Centre.)
_________
DRAFT ZONING BY-LAW AMENDMENT
Authority: Report No. ____, Clause No.____, as enacted by Council on
_________ (date)
Enacted by Council:
CITY OF TORONTO
By-law No. _____
To amend City of North York By-law No. 7625
in respect of lands municipally known as
150 Finch Avenue West
Whereas authority is given to Council by Section 34 of the Planning Act,
R.S.O. 1990, c.P.13, as amended, to pass this By-law; and whereas
Council of the City of Toronto (former City of North York) has provided
adequate information to the public and has held at least one public meeting
in accordance with the Planning Act;
The Council of the City of Toronto HEREBY ENACTS as follows:
1. Schedules B and C of By-law 7625 of the former City of North York are
amended in accordance with Schedule "1" of this By-law.
2. Section 64.16 of By-law 7625 of the former City of North York is
amended by adding the following subsection:
"64.16(26) RM1(___)
PERMITTED USES
(a) the only permitted use shall be multiple attached dwellings;
EXCEPTION REGULATIONS
(b) the maximum number of units shall be 4;
(c) the maximum gross floor area of the building shall be 680
m2;
(d) the maximum lot coverage shall be 40%;
(e) the minimum lot frontage shall be 26.9 meters;
(f) the provisions of Section 16.2.1 regarding lot area shall not
apply;
(g) the maximum building height shall be 10 metres;
(h) a minimum 2.0 metre deep landscape area shall be provided
along the full extent of the rear property line;
(i) yard setbacks:
(A) the minimum front yard setback shall be 18.0 metres
from the centre line of Finch Avenue West;
(B) the minimum rear yard setback shall be 10.3 metres;
(C) the minimum east side yard setback shall be 0.5 metres;
(D) the minimum west side yard setback shall be 6.0
metres; and
(j) the provisions of this exception shall apply collectively to
these lands, notwithstanding their future severance,
partition or division for any purpose.
ENACTED AND PASSED this ________ day of ____________, A.D. 2000
Mayor City Clerk
__________
The North York Community Council also reports having had before it the following
communications:
- (January 14, 2000) from M.S. Mongat, applicant, advising that he
agrees with Mr. Belza's request regarding the privacy fence etc. as
outlined in the communication dated December 20, 1999;
- (December 31, 1999) from Mr. George S. Belza, advising of his intentions to
make oral submissions at the statutory public meeting on behalf of his clients
and requesting site plan approval "bump up" and an appropriate opportunity
to remedy deficiencies in the draft zoning by-law, and any in the draft site plan
agreement, prior to site plan approval and by-law enactment, so that the
understanding that has been reached may be implemented without the need for
Ontario Municipal Board proceedings; together with copies of communications
addressed to the Director, Community Planning, North District, and Anne
Milchberg, Senior Planner on his request to pre-review draft by-laws
- (December 16, 1999) from the Director, North District, Urban
Development Services, addressed to Mr. George Belza, explaining the
departmental policy on reviewing draft by-laws in advance of others;
and
A staff presentation was made by Anne Milchberg, Senior Planner,
Community Planning, North District.
Mr. George Belza, appeared in connection with the foregoing matter on behalf
of the two abutting property owners, Mrs. Clink at 148 Finch Avenue West and
Mr. and Mrs. Lo, at 10 Carney Road, who indicated that he was satisfied with
the application as it now stands but that the draft zoning by-law would require
refinement. He further stated that if the North York Community Council were
to approve the application in principle, he would be prepared to withdraw his
request for a site plan approval "bump up" subject to resolution of the
concerns in the form of a refined zoning by-law.