Amendment to the Etobicoke Zoning Code - Richview Developments

45 La Rose Avenue - File No. Z-2281 - (Kingsway-Humber)

The Etobicoke Community Council after considering the deputations, written submissions filed and the report (March1,1999) from the Director of Community Planning, West District, and for the reason that the proposal is an appropriate use of the lands, recommends that the application by Richview Developments to amend the Etobicoke Zoning Code to permit the introduction of 25 townhouses in conjunction with an existing apartment building at 45LaRose Avenue, be approved.

The Etobicoke Community Council reports having held a statutory public meeting in accordance with Section 34 of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning act and the regulations thereunder.

The Etobicoke Community Council submits the following report (March1,1999) from the Director of Community Planning, West District:

Purpose:

To provide comments on an application by Richview Developments to amend the Etobicoke Zoning Code to permit the introduction of 25 townhouses in conjunction with an existing apartment building at 45 La Rose Avenue.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that the application by Richview Developments for 25 townhouses at 45LaRoseAvenue be approved subject to the conditions outlined in this report.

Background:

The site is located on the south side of La Rose Avenue, west of Scarlett Road, (See Exhibit 1), and is designated High Density Residential in the Official Plan. In April 1998, the Ontario Municipal Board issued an order approving a by-law which would allow the introduction of a second apartment building, containing 90 apartment units, on this site. In conjunction with Etobicoke Community Council's support for the processing of a separate application at 1407Royal York Road, the applicants agreed to seek a reduction in the density available at 45 LaRose Avenue from 90apartment units to 25 townhouse units.

Proposal:

Richview Developments propose to add 25 condominium townhouses (Block 1) to the west side of this site, the east side of which presently contains a 156 unit rental apartment building (Block2). The townhouses would be three storeys in height and would share the existing single driveway off La Rose Avenue with the apartment building. The townhouses are proposed in three blocks: one 6unit block along La Rose Avenue; a 13 unit block backing onto the adjacent LaRose Park; and, the remaining 6 unit block at the south end of the site.

Exhibit No. 1 is a map showing the location of the site. Exhibits 2 and 3 are reductions of the proposed site plan and elevations respectively. A summary of the site data follows:

Comment:

Official Plan:

The site is designated High Density Residential in the Official Plan which permits multiple unit housing of all types to be developed within the range of 70-185 uph (28-75 upa), to a maximum floor space index (FSI) of 2.5. This proposal introduces medium density, 35.1 uph (14.2 upa), to a high density site and complies with the density provisions of the Official Plan.

The Official Plan supports housing intensification in residential areas subject to addressing the relevant criteria set out in Section 4.2.9 of the Plan. Staff have evaluated this proposal within the context of these criteria and conclude that the proposal meets the intent of the policies for housing intensification and for medium or high density residential development. It provides a transition in height and density and a mix of dwelling types. Traffic Planning advises that there is no traffic impact on abutting roads; the site is well served by public transit; residents would have access to local social services, retail facilities and parks; space is available within area schools or alternate arrangements can be made, and, though the Toronto District Catholic School Board expresses concern about overcrowding and lack of permanent facilities, no other concerns have been identified with respect to the provision of services to the proposed development.

Zoning Code:

Site specific By-law 1223 limits development of this property to the existing apartment building and a second apartment building which was approved by the OMB. Townhouses are not permitted, consequently, the amending by-law should permit the townhouses and contain development standards and any necessary exemptions for the existing and proposed development.

Site Design:

Urban Design staff indicate a number of matters to be considered, including: possible reorientation of the six units along La Rose Avenue to face the street; relocation of the pedestrian access to LaRose Park to the mid-block and breaking up the units facing the park; possible relocation of the pedestrian stairwell accesses to the underground parking garage away from the fronts of the townhouses; and, landscaping and streetscaping. These items can be addressed further at site plan approval.

Agency Comments/Department Circulation:

No objections have been expressed in response to the circulation of plans submitted in support of this application; however the applicant is required to address a number of items.

The Fire Department indicates that the driveway system appears adequate to accommodate a Fire Route and fire hydrant coverage will have to be reviewed.

The Traffic Planning Section of the Transportation Services Division, City Works, indicates that the volume of traffic expected from this development will not impact on the operation of the abutting roads. Since the townhouse block is to be severed, the access and shared portions of the internal vehicular circulation system are to be designated as mutual rights-of-way to the satisfaction of the City solicitor. Other items listed are site plan matters and can be addressed through site plan approval.

The Toronto District Catholic School Board had objected to the previous apartment proposal due to the lack of permanent facilities and overcrowding at area schools. Though not objecting to this proposal, the Board continues to express the same concerns.

The Toronto District School Board indicates that the anticipated student yield can be accommodated at Hilltop Middle School and Scarlett Heights Entrepreneurial Academy, but alternate arrangements are required for junior school students.

The Development Engineering section of Works indicates that: a detailed site servicing plan is required prior to the issuance of a plumbing permit and before new street connections are approved; a storm water management report is required as part of the future site plan approval process; and, the development is to be constructed in accordance with City condominium standards.

Parks and Recreation Services indicates that the proposed townhouses will remove outdoor open space presently available to the existing apartment residents. Adequate compensating facilities should be provided. A detailed tree assessment should be prepared by a qualified arborist. Consideration should be given to relocating as many of the trees to be removed as possible within the site. Parkland dedication should be taken as cash-in-lieu based on current City policy when a building permit is issued.

Community Meeting:

The previous proposal on this site was the subject of a number of community meetings. Given that this proposal is a significant reduction in density from that approved by the Ontario Municipal Board, a community meeting was not held. Instead, an information letter was sent out by the area councillors.

Conclusion:

This application has been evaluated within the context of the housing intensification and medium and high density residential provisions of the Official Plan. The application satisfies those policies.

If Council approves this application, the following conditions should apply:

Conditions to Approval:

(l)Fulfillment of the following conditions by the applicant prior to the enactment of an amending by-law:

(i)submission of details for upgraded recreational facilities and landscaping for 45LaRose Avenue to the satisfaction of the Staff Advisory Committee on Development Control and the signing and registration of an amenities agreement to ensure the provision of the upgraded facilities;

(ii)signing of a development agreement or servicing agreement and payment of the necessary fees, if required by Works and Emergency Services; and

(iii)confirmation that concerns expressed by the Toronto District Catholic School Board have been resolved.

(2)The site specific amending by-law shall incorporate the following provisions inter alia:

(i)Development of Block '1' shall be limited to 25 townhouses with a maximum height of three storeys, and a floor space index of 0.85;

(ii)Development of Block '2' shall be limited to one apartment building with a maximum height of 16 storeys, 156 units and a floor space index of 2.5; and,

(iii)Appropriate exemptions from By-Law 1223 and the Etobicoke Zoning Code to permit townhouses and include provisions for a minimum of 45 percent landscape open space, and building and parking structure setbacks.

(3)Further detailed consideration of the proposal under the Site Plan Control provisions to include inter alia:

(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 a detailed site plan addressing the issues raised by Urban Design and the Traffic Planning Section of the Transportation Services Division, Works and Emergency Services;

(iii)submission of a tree assessment report to the satisfaction of Parks and Recreation Services;

(iv)submission of a landscaping plan detailing fencing, curbing, grading, planting and preservation of trees to the satisfaction of the Staff Advisory Committee on Development Control and posting of an appropriate financial guarantee to ensure compliance with the approved plans;

(v)provision of on-site facilities for storage and collection of waste and recyclable materials, the provision of stormwater management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if required by Works and Emergency Services; and

(vi)the developer will be required to pay the prevailing development charges and parkland dedication requirements in effect at the time of the issuance of a building permit.

Contact Name:

Ed Murphy, Senior Planner, Community Planning, West District

Tel: (416)394-8234; Fax: (416)394-6063

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The Etobicoke Community Council reports, for the information of Council, also having had before it during consideration of the foregoing matter, a communication (March 23, 1999) from Ms.M.Dellio and Ms. C. Dellio, Etobicoke.