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Staff report for action – Preliminary Report - 4750 Eglinton Avenue West 1 V.02/12

STAFF REPORT ACTION REQUIRED

4750 Eglinton Avenue West - Zoning By-law Amendment Application - Preliminary Report

Date: August 19, 2013

To: Etobicoke York Community Council

From: Director, Community Planning, Etobicoke York District

Wards: Ward 4 – Etobicoke Centre

Reference Number:

13 144569 WET 04 OZ

SUMMARY

This application proposes to amend the former Etobicoke Zoning Code to permit the redevelopment of the land at 4750 Eglinton Avenue West with an eight block, 3-storey freehold townhouse development containing 71 units. The proposed development would be 12.3 metres in height, would contain 71 parking spaces and represent a floor space index of 1.03 times the lot area.

This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the application and on the community consultation process.

It is intended that a community consultation meeting be scheduled by staff in consultation with the Ward Councillor in the fourth quarter of the year.

A Final Report and public meeting under the Planning Act to consider this application is targeted for the second quarter of 2014 provided any required information is submitted by the applicant in a timely manner.


RECOMMENDATIONS

The City Planning Division recommends that:

1. Staff be directed to schedule a community consultation meeting for the lands at 4750 Eglinton Avenue West together with the Ward Councillor.

2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site.

3. Notice for the public meeting under the Planning Act be given according to the regulations under the Planning Act.

Financial Impact The recommendations in this report have no financial impact.

Pre-Application Consultation A pre-application consultation meeting was held with the applicant on February 12, 2013 to discuss complete application submission requirements. Planning staff identified the following issues to be addressed:

a) Lack of infrastructure to service the site; b) Compatibility with adjacent land uses; c) Built form, setbacks, site layout and the provision of outdoor amenity space; d) Pedestrian and vehicular access; and e) Protection of private trees and conveyance of the lands located on the north side

of the subject property east of Kipling Avenue to the City for right-of-way purposes.

ISSUE BACKGROUND

Proposal The proposal is for the construction of an eight block, 3-storey townhouse development containing 71 units. A new public street (Street "A") extending through the middle of the site, from Kipling Avenue to Eglinton Avenue West, is also being proposed (see Attachment 1).

The proposed townhouses would range in size from approximately 184 m2 to 210 m2 and would all contain 3 bedrooms. The typical lot width would be 5.18 m and lot sizes would vary from approximately 116 m2 to 139 m2.

Street A is proposed to be 16.5 m in width, and would have an 8 m paved roadway and a 1.8 m sidewalk on the north side. It would also provide a continuous vehicular and pedestrian connection from Kipling Avenue to Eglinton Avenue West.


The applicant is proposing to convey 215 m2 of land to the City for right-of-way purposes on the north side of the subject property east of Kipling Avenue (see Attachment 1).

At this time the applicant has not identified how the development would be registered nor how Street A and the parcel of land on the north side of the subject property would be dedicated to the City. It is anticipated the applicant will file a Draft Plan of Subdivision application in the near future.

Site and Surrounding Area The site, previously owned by Build Toronto, is located on the northeast corner of Kipling Avenue and Eglinton Avenue West and is currently vacant. The site is approximately 1.37 ha in size and generally rectangular in shape. It has a frontage of approximately 202 m on Eglinton Avenue West and approximately 66 m on Kipling Avenue. The site also contains a sliver of land along the Kipling Avenue frontage that runs northerly from the development lands for approximately 90 m. The site slopes gradually from north to south towards Eglinton Avenue West.

Surrounding land uses are as follows:

North: Two eleven storey apartment buildings along the south side of Widdicombe Hill with surface parking in between and an open landscaped area.

South: Across Eglinton Avenue West is a low rise residential neighbourhood with predominantly single-detached homes and townhouses.

East: Vacant lands owned by Build Toronto.

West: Across Kipling Avenue are vacant lands owned by Build Toronto.

Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets the policy foundation for regulating the development and use of land. The key objectives include: building strong communities; wise use and management of resources; and protecting public health and safety. City Council’s planning decisions are required to be consistent with the PPS.

The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council’s planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe.

Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe.


Official Plan The subject lands are designated Apartment Neighbourhoods on Map 14 – Land Use Plan in the Official Plan. Apartment Neighbourhoods are comprised of apartment buildings and parks, local institutions, cultural and recreational facilities, and small-scale retail, service and office uses that serve the needs of area residents. This designation does not anticipate significant growth within these areas, however compatible infill development is provided for.

All land uses provided for by the Neighbourhoods designation are also allowed in Apartment Neighbourhoods. Townhouses are permitted in Apartment Neighbourhoods and an amendment to the Official Plan is not required.

Section 4.2 of the Official Plan states that in these established Apartment Neighbourhoods, improving amenities and accommodating sensitive infill, where it can improve the quality of life and promote environmental sustainability, are key considerations. Apartment Neighbourhoods are distinguished from low-rise Neighbourhoods as a greater scale of building is provided for and different criteria are required to guide development.

This portion of Eglinton Avenue West is identified on Map 2 of the Official Plan as an Avenue. Avenues are corridors along major streets intended for incremental reurbanization to create new residential, commercial, and retail opportunities while improving the overall pedestrian environment, the appearance of the street and accessibility to transit for community residents.

The subject lands are also designated as a Transit Priority Segment on Map 5 in the Official Plan.

Eglinton Crosstown Light Rail Transit

Eglinton Avenue West is also identified as a future transit corridor on Map 4 – Higher Order Transit Corridors of the Official Plan.

The Toronto Transit Commission completed an Environmental Assessment Study for the implementation of a light rail transit (LRT) system within the Eglinton Avenue corridor extending from Kennedy Road in the east to Pearson International Airport in the west. The study recommended construction of an LRT facility within an exclusive right-of-way within the centre of Eglinton Avenue.

Implementation of the project has been divided into two phases. Phase One, currently under construction, extends from Kennedy Station to the Weston Road/Eglinton Avenue West intersection in Mount Dennis. Phase Two of the LRT project between Mount Dennis and Pearson International Airport is currently unfunded and the timing for implementation is unknown. The subject site is located adjacent to the Phase Two LRT corridor.


Zoning Under the former City of Etobicoke Zoning Code, a zoning classification has not been prescribed to the subject lands. In this instance, the zoning classification of the lands to the north of the subject site would apply. As such, the lands are deemed to be R4 – Fourth Density Residential.

The R4 zoning allows for a broad range of residential dwellings including single-detached, semi-detached, duplexes and apartment buildings. The proposed townhouses are not permitted in the R4 Zone.

This application was submitted before May 9, 2013. As such, the new Toronto Zoning By-law (By-law 569-2013) does not apply.

Site Plan Control The proposal is subject to Site Plan Control. A Site Plan application has not been submitted at this time.

Tree Preservation This application is subject to the provisions of the City of Toronto Private Tree Protection By-law. An Arborist Report, Tree Inventory and Landscape Concept Plan were submitted with the application. The Arborist Report indicates that 63 trees are located on private lands, of which 51 would be preserved and 12 would be removed. This material is currently under review by City staff.

Reasons for the Application A Zoning By-law Amendment application is required to permit the proposed development as townhouses are not permitted by the R4 zoning that applies to the site.

COMMENTS

Application Submission The following reports/studies were submitted with the application:

- Planning Rationale - Toronto Green Standard (TGS) Checklist - Archaeological Study - Traffic Impact Study - Aborist Report - Phase 1 Environmental Site Assessment - Phase 2 Environmental Site Assessment - Preliminary Geotechnical Assessment Report - Functional Servicing Report - Draft Zoning By-law Amendment


A Notification of Complete Application was issued on June 3, 2013.

Issues to be Resolved Based on a preliminary review of the proposal, the following issues/concerns have been identified:

- Conformity with the Apartment Neighbourhoods Official Plan policies; - Ensuring sufficient servicing infrastructure is available to support the proposed

development; - Compatibility with the existing physical character, built form and pattern of

development prevalent in the adjacent established residential neighbourhood; - Scale, mass and intensity of the development as it relates to the size of the

development parcel including setbacks and site layout; - Conformity with the City's Urban Design Guidelines for infill townhouses

including the review of the proposed blocks/units with minimal breaks and limited outdoor amenity space;

- Requirement for a Draft Plan of Subdivision application; - Site functionality for pedestrian and vehicular access to Eglinton Avenue West

and Kipling Avenue; - Conformity with the Eglinton Crosstown Light Rail Transit (LRT) Environmental

Assessment; - Connection to the public realm and the surrounding neighbourhood; - Conveyance of the land located on the north side of the subject property east of

Kipling Avenue; - The location and design of the proposed access to Eglinton Avenue West and a

proposed easement over Build Toronto lands (the property owner east of the subject lands);

- Tree preservation on or adjacent to the subject property; - Conformity with the City's Development Infrastructure Policy and Standards

(DIPS); - Site circulation, loading and garbage storage and collection; - The number and location of visitor parking spaces; and - Review of the Toronto Green Standard Checklist for compliance with Tier 1

performance measures.

Additional issues may be identified through the review of the application, agency comments and the community consultation process.

CONTACT Michael Hynes, Senior Planner Tel. No. (416) 394-8228 Fax No. (416) 394-6063 E-mail: [email protected]


SIGNATURE

_______________________________ Neil Cresswell, MCIP, RPP Director, Community Planning Etobicoke York District

ATTACHMENTS Attachment 1: Site Plan Attachment 2a: East Elevations Attachment 2b: Interior North Elevations Attachment 2c: Interior South Elevations Attachment 2d: North Elevations Attachment 2e: South Elevations (Eglinton Avenue West) Attachment 2f: West Elevations (Kipling Avenue) Attachment 3: Official Plan Attachment 4: Zoning Attachment 5 Application Data Sheet


Attachment 1: Site Plan


Attachment 2a: East Elevations


Attachment 2b: Interior North Elevations


Attachment 2c: Interior South Elevations


Attachment 2d: North Elevations


Attachment 2e: South Elevations (Eglinton Avenue West)


Attachment 2f: West Elevations (Kipling Avenue)


Attachment 3: Official Plan


Attachment 4: Zoning


Attachment 5 – Application Data Sheet

Application Type Rezoning Application Number: 13 144569 WET 04 OZ

Details Rezoning, Standard Application Date: April 4, 2013

Municipal Address: 4750 EGLINTON AVENUE WEST

Location Description: PLAN 6864 BLK O RP 64R1520 PARTS 1 TO 3 RP 64R1521 PARTS 2 AND 3 **GRID W0403

Project Description: Seventy-one freehold townhouses.

Applicant: Agent: Architect: Owner:

Craig Hunter Hunter & Associates Ltd 555 Richmond Street West

Craig Hunter Hunter & Associates Ltd 555 Richmond Street West

Cassidy and Company 60 Randall Drive, Suite 1 Ajax, Ontario L1S 6L3

National Homes 291 Edgeley Boulevard, Suite 1, Concord, Ontario, L4K 3Z4

PLANNING CONTROLS

Official Plan Designation: Apartment Neighbourhoods Site Specific Provision: N/A

Zoning: R4 Historical Status: No

Height Limit (m): 14 Site Plan Control Area: Yes

PROJECT INFORMATION

Site Area (sq. m): 13,713 Height: Storeys: 3

Frontage (m): 202 Metres: 12.3

Depth (m): 66

Total Ground Floor Area (sq. m): 2,499 Total

Total Residential GFA (sq. m): 14,143 Parking Spaces: 71

Total Non-Residential GFA (sq. m): 0 Loading Docks 0

Total GFA (sq. m): 14,143

Lot Coverage Ratio (%): 18.2

Floor Space Index: 1.03

DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion)

Tenure Type: Freehold Above Grade Below Grade

Rooms: 0 Residential GFA (sq. m): 14,143 0

Bachelor: 0 Retail GFA (sq. m): 0 0

1 Bedroom: 0 Office GFA (sq. m): 0 0

2 Bedroom: 0 Industrial GFA (sq. m): 0 0

3 + Bedroom: 71 Institutional/Other GFA (sq. m): 0 0

Total Units: 71

CONTACT: PLANNER NAME: Michael Hynes, Senior Planner, 416-394-8228

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