Richmond Street West - Zoning Amendment Application - Preliminary Report

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1 STAFF REPORT ACTION REQUIRED Richmond Street West - Zoning Amendment Application - Preliminary Report Date: September 15, 2011 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 19 Trinity-Spadina STE 19 OZ SUMMARY This application proposes an 18-unit, three-storey townhouse development with rooftop terraces and one level of underground parking at Richmond Street West. This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the applications and on the community consultation process. This application has been circulated to City departments and external agencies, where appropriate, for comment. The next step is to undertake a community engagement process, which will include a community consultation meeting enabling the public to review the applicant s submission, and ask questions of City staff and the applicant. Staff report for action Preliminary Report Richmond Street West 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at Richmond Street 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. DECISION HISTORY There are no previous applications or decisions related to the subject property. Pre-Application Consultation A pre-application consultation meeting was held with the applicant to discuss complete application submission requirements. ISSUE BACKGROUND Proposal The application proposes to construct 18 new townhouse units at Richmond Street West. The townhouse development will be divided into two 'blocks'; Block A is proposed to have 8 units that will front Richmond Street while Block B will be located along the rear laneway and have 10 units situated back-to-back. The two blocks will be 3 storeys each with Block A having a physical height of 10.7 metres and Block B having a taller physical height of 13.5 metres. Each of the townhouses will also have an enclosed mechanical space and stairwell at a fourth level to provide access to individual rooftop terraces that will add an additional 2.2 metres to the physical heights of the townhouse blocks (12.9 metres and 15.7 metres respectively). An internal landscaped pedestrian corridor will be located through the interior of the site separating Blocks A and B. Each of the 18 units will have pedestrian access from Richmond Street or the internal corridor. The development is proposed to have thirteen 3-bedroom units and five 2-bedroom units and have a total gross floor area of 2,692 square metres, which represents a total density of 2.61 times the area of the lot. Vehicular access to the one level underground garage is located at the north-east corner of the building off the rear laneway. Access to the laneway is provided from existing connections off Richmond Street and Walnut Avenue. A total of 18 resident parking spaces would be provided; 17 located in the underground garage and one located at the Staff report for action Preliminary Report Richmond Street West 2

3 rear of the building with access provided directly off the laneway. No visitor spaces are proposed to be provided. Garbage and recycling is to be stored at the rear of the building with collection occurring off the laneway. For further statistical information, refer to the Application Data Sheet found at Attachment 7 of this report. Site and Surrounding Area The development site, which is comprised of properties municipally referred to as 842, 844, 846, 850 and 856 Richmond Street West, is located on the north side of Richmond Street West just east of Strachan Avenue. The rectangular-shaped site has an area of 1,030 square metres with 36.7 metres of frontage on Richmond Street and a depth of 30.7 metres. The subject lands currently contain two 1-storey semi-detached dwellings and a 1-storey automotive garage/repair shop. All existing buildings would be demolished. Land uses surrounding the site are as follows: North: a 7-storey condominium and a mix of 2 and 3-storey mixed commercial buildings fronting Queen Street West with Trinity-Bellwoods Park further north South: a 3-storey townhouse development with 2 and 3-storey semi-detached dwellings further south East: a 1-storey semi-detached dwelling, 2-storey office building and another 4-storey office building West: a 3-storey office building, 1-storey City of Toronto EMS facility and 2 and 3- storey semi-detached dwellings further west along Strachan Avenue 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. Staff report for action Preliminary Report Richmond Street West 3

4 Official Plan The City of Toronto Official Plan designates the property as Neighbourhoods, which are considered physically stable areas made up of residential uses in lower scale buildings. The stability of our Neighbourhoods physical character is one of the keys to Toronto s success. Physical changes to our established Neighbourhoods must be sensitive, gradual and generally fit the existing physical character. To ensure development in established Neighbourhoods will respect and reinforce the existing physical character, policy of the Plan states that any proposal shall have regard for: a) patterns of streets, blocks and lanes, parks and public building sites; b) size and configuration of lots; c) heights, massing, scale and dwelling type of nearby residential properties; d) prevailing building type(s); e) setbacks of buildings from the streets or streets; f) prevailing patterns of rear and side yard setbacks and landscaped open space; g) continuation of special landscape or built-form features that contribute to the unique physical character of a neighbourhood; and h) conservation of heritage buildings, structures and landscapes. The Toronto Official Plan is available on the City s website at: Zoning Under Former City of Toronto Zoning By-law the subject property has both an Industrial (I) and Residential (R) designation. The west portion of the site, Richmond Street West, is zoned I1 D3, while the east portion, Richmond Street West, is zoned R3 Z1.0 (Attachment 6). The I1 zoning classification permits a mix of industrial uses up to a total density of 3.0 times the area of the lot. The R3 zoning classification permits a wide range of residential uses up to a total density of 1.0 times the area of the lot. The maximum permitted height for the site (both the residential and industrial designations) is 18.0 metres. Site Plan Control An application for Site Plan Control has been submitted and is currently being reviewed by City Staff in conjunction with the subject rezoning application. Reasons for the Application An amendment to the Zoning By-law is required as the Industrial (I1) zoning designation on part of the site does not permit residential uses. Staff report for action Preliminary Report Richmond Street West 4

5 COMMENTS Application Submission The applicant has provided a Planning Rationale Report, Toronto Green Development Standards checklist, Phase I & Phase II Environmental Assessments and Arborist Report in support of their application. Additional studies and/or analysis may be identified through the evaluation of the application. A Notification of Complete Application was issued on August 17, Toronto Green Standard The Toronto Green Standard (TGS) is a tool to implement the broader environmental policies of the Official Plan. Several of the natural environment policies of the Official Plan encourage green development. These policies are geared to reduce the negative impacts of development on the natural environment through practices such as improved stormwater management, water and energy efficiency, and waste reduction and recycling. These policies also promote development that enhances the natural environment and support green industry. The TGS Checklist has been submitted by the applicant and is currently under review by City staff for compliance with the Tier 1 performance measures. Issues to be Resolved On a preliminary basis, issues to be resolved prior to the presentation of a Final Report include the following: 1. Determining the appropriateness of introducing a residential use to lands designated for industrial uses; 2. Determining if the built form, massing and location of the proposed building is appropriate and provides a suitable relationship with the adjacent properties; 3. Ensuring that the development satisfies the Neighbourhoods policies found in Section of the Official Plan. 4. The appropriateness of the proposed density of the development in the context of the Official Plan policies and objectives; 5. Vehicular access and circulation on-site; and the 6. Provision, location, and access to vehicular and bicycle parking. Staff report for action Preliminary Report Richmond Street West 5

6 Additional issues may be identified through the review of the application, agency comments and the community consultation process. As part of this further review staff will determine whether an Official Plan Amendment will be required for this application. CONTACT Jeff Markowiak, Planner Tel. No. (416) Fax No. (416) SIGNATURE Gregg Lintern, MCIP, RPP Director, Community Planning Toronto and East York District (p:\2011\cluster B\pln\teycc ) at ATTACHMENTS Attachment 1: Site Plan Attachment 2: North Elevation Attachment 3: South Elevation Attachment 4: East Elevation Attachment 5: West Elevation Attachment 6: Zoning Map Attachment 7: Application Data Sheet Staff report for action Preliminary Report Richmond Street West 6

7 Attachment 1: Site Plan Staff report for action Preliminary Report Richmond Street West 7

8 Attachment 2: North Elevation Staff report for action Preliminary Report Richmond Street West 8

9 Attachment 3: South Elevation Staff report for action Preliminary Report Richmond Street West 9

10 Attachment 4: East Elevation Staff report for action Preliminary Report Richmond Street West 10

11 Attachment 5: West Elevation Staff report for action Preliminary Report Richmond Street West 11

12 Attachment 6: Zoning Map Staff report for action Preliminary Report Richmond Street West 12

13 Attachment 7: Application Data Sheet Application Type Rezoning Application Number: STE 19 OZ Details Rezoning, Standard Application Date: July 19, 2011 Municipal Address: 842 RICHMOND ST W Location Description: PLAN 733 LOT 11 **GRID S1909 Project Description: Rezoning application to construct new 3 storey with roof top terrace and mechanical space, townhouse. 18 residential units - 18 parking spaces below grade. Please note that both SPA and Rezoning are being applied for. See STE 19 SA Richmond St W Applicant: Agent: Architect: Owner: Andrew Dales Consulting Audax Architecture Dominelli Fernando In Trust Planning Controls Official Plan Designation: Neighbourhoods Site Specific Provision: Zoning: I1 D3 Historical Status: Height Limit (m): 18 Site Plan Control Area: Y Project Information Site Area (sq. m): Height: Storeys: 3 Frontage (m): 36.7 Metres: 12.9 Depth (m): 30.7 Total Ground Floor Area (sq. m): Total Total Residential GFA (sq. m): 2692 Parking Spaces: 18 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): 2692 Lot Coverage Ratio (%): 72 Floor Space Index: 2.61 Dwelling Units Floor Area Breakdown (upon project completion) Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): Bachelor: 0 Retail GFA (sq. m): Bedroom: 0 Office GFA (sq. m): Bedroom: 5 Industrial GFA (sq. m): Bedroom: 13 Institutional/Other GFA (sq. m): 0 0 Total Units: 18 CONTACT: PLANNER NAME: Jeff Markowiak, Planner TELEPHONE: (416) Staff report for action Preliminary Report Richmond Street West 13

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