June 29, 1999

To:North York Community Council

From:Rob Dolan

Acting Director, Community Planning, North District

Subject:PRELIMINARY EVALUATION REPORT

Zoning By-law Amendment Application UDZ-99-16

Site Plan Approval Application UDSP-99-073

Oxford Hills Developments (Spring Garden) Ltd.

77, 79 and 83 Spring Garden Avenue and 153 Doris Avenue

Ward 10 - North York Centre

Purpose:

The purpose of this report is to provide a preliminary evaluation of an application to amend the Zoning By-law and a related Site Plan Approval application to permit 15 townhouses at 77, 79 and 83 Spring Garden Avenue and 153 Doris Avenue.

Recommendations:

It is recommended that:

(1) staff, in consultation with the local Councillors, schedule a community consultation meeting with area residents;

(2) staff prepare a Final Report evaluating the proposal and provide Notice of the statutory public meeting at the appropriate time.

Background:

Proposal:

Nos. 77, 79 and 83 Spring Garden Avenue and 153 Doris Avenue are a 2326 m² assembly of lots located on the southeast corner of Spring Garden Avenue and Doris Avenue. Currently, each of the existing lots contain a single-family house and an accessory garage.

An application to amend the Zoning By-law and a related Site Plan Approval application has been submitted by Oxford Hills Developments (Spring Garden) Ltd. to redevelop the site with 15 townhouses, in three five-unit rows or 'blocks', as follows:

Block A:Five freehold townhouses fronting on Spring Garden Avenue;

Block B:Five condominium townhouses situated in the interior of the site, to be accessed by a driveway / private road; and

Block C:Five freehold townhouses fronting on Doris Avenue.

The pertinent statistics of the proposal are shown below:

Official Plan:

The site is located in the Downtown of the North York Centre and is designated Downtown Residential - 1 (DR-1), which permits residential uses up to a maximum density of 1.5 times the area of the lot. (See attached Schedule "A".)

The lands are also subject to Section 12.6, Downtown Site Specific Policies, of Official Plan Amendment 447 (North York Centre Secondary Plan), which permits residential uses, with a maximum height limit of 11 metres or three storeys, whichever is less, on Spring Garden Avenue, and 18 metres or six storeys, whichever is less, on Doris Avenue and the interior of the site.

Zoning By-law:

The site is zoned R4 (One-Family Detached Dwelling Fourth Density), which does not permit townhouses. (See attached Schedule "B".)

Comments:

Planning considerations:

Urban design and landscaping:

The proposal implements the concept plan for the block which formed the context for Council's recent approval of a townhouse development on the lands abutting the south side of the subject site (see Schedule "E"). Townhouses, as a use, may be acceptable on this site.

The proposal will be reviewed in terms of its relationship with development proposed to the immediate south and to the east of the site on the same block, to ensure compatible and appropriate built form, and consistent setbacks and alignment.

An important and related planning objective is an appropriately landscaped public boulevard and setback area along the Doris Avenue frontage, as a linear landscaped connection to Hollywood Park to the north and to improve the Service Road buffer area. The appropriateness of the setback of the block of townhouses proposed to front on Doris Avenue, the potential for a parkland conveyance, and the nature of the landscaping will be reviewed. The development project contemplated to the immediate south, at 139 to 147 Doris Avenue, includes a conveyance to the City of land along Doris Avenue to enhance the Service Road buffer area.

Parking and access:

The applicant has proposed that each of the 15 townhouse units will have a single car garage and a second parking space on its own private driveway. The applicant has also indicated that there will be one visitor parking space for the complex. The adequacy of the proposed parking arrangements will be reviewed.

The site plan shows access to the rear of the buildings which will front on Doris Avenue and the interior townhouses from a driveway / private road off Spring Garden Avenue. The driveway / private road is layed-out to connect to the driveway / private road for the adjacent townhouse project at 139 to 147 Doris Avenue.

The application has been circulated to the Commissioner of Works and Emergency Services for his comments respecting parking requirements and access.

The five townhouses proposed for Spring Garden Avenue show integral garages on Spring Garden Avenue. Options to minimize the impacts of numerous curb cuts, driveways and integral garages will be examined in the review of this application.

The existing cul-de-sac at the west end of Spring Garden Avenue at Doris Avenue, in front of the subject property, will eventually be opened to Doris Avenue and a new cul-de-sac will be constructed at the east end of Spring Garden Avenue at Kenneth Avenue. The new cul-de-sac is intended to help reduce traffic in the downtown from entering the neighbourhoods to the east. The 'relocation' of the cul-de-sac is expected to occur concurrent with the redevelopment of the south side of Spring Garden Avenue.

Lot boundaries:

The application identifies the proposed townhouse project as partially freehold in tenure. However, the submitted plans do not indicate the layout of the proposed lots. Plans should be submitted to show proposed lot dimensions, including associated gross floor area and density figures. A better understanding of the relationship between the freehold and condominium elements of the project will also be required. This is relevant in light of an existing Council directive that development of freehold housing on private roads generally be discouraged. Driveways which form part of a condominium project are not considered private roads.

Proposed changes to the Condominium Act enable common elements such as a common private driveway to be registered as a common elements condominium. Once these changes are in force, the common elements condominium could be used in describing the driveway access arrangements between this site and the abutting development sites.

Conclusions:

A Final Report will be completed which examines the planning issues, subsequent to a community consultation meeting, and the submission of plan revisions and a Landscape Plan which address the described planning issues.

Contact Name:

Michael Mizzi, Senior Planner

Community Planning, North District

Telephone: (416) 395-7106

E-mail: mmizzi@toronto.ca

______________________________

Rob Dolan

Acting Director

Community Planning, North District

Schedules:

AOfficial Plan map

BZoning map

CSite Plan

D1Spring Garden Ave. Elevation

D2Interior Street Elevation

D3Doris Avenue Elevation

D4Flanging Elevation

EContext Plan

Location:

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