39 Thora Avenue Zoning Amendment Application Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 39 Thora Avenue Zoning Amendment Application Preliminary Report Date: January 28, 2014 To: From: Wards: Reference Number: Scarborough Community Council Director, Community Planning, Scarborough District Ward 35 Scarborough Southwest ESC 35 OZ SUMMARY This application proposes a zoning by-law amendment to permit 10, three-storey townhouses on an "L" shaped parcel of land located at 39 Thora Avenue. Seven townhouses would be located along the north portion of the site with an integral parking space for each dwelling unit accessed from the existing public lane via Thora Avenue. The remaining three townhouses would be located to the south with parking in detached rear garages accessed from Lucy Avenue. One visitor parking space is proposed in front of each of the three detached garages, and two common visitor parking spaces are proposed for the seven townhouses off the public lane with access from Thora Avenue for a total of 15 parking spaces. 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. A final report will be prepared and a public meeting will be scheduled once all identified issues have been satisfactorily resolved and all required information is provided. Staff report for action Preliminary Report 39 Thora Avenue 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 39 Thora Avenue 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 of the Planning Act. Financial Impact The recommendations in this report have no financial impact. Pre-Application Consultation Pre-application consultation meetings were held with the applicant on November 2, 2012 and on October 4, 2013 to discuss complete application submission requirements. The applicant originally proposed 11 townhouses but one dwelling unit was deleted following consultations with City Planning staff in order to provide on-site visitor parking. ISSUE BACKGROUND Proposal The applicant has applied for an amendment to the zoning by-law to permit 10, threestorey townhouses on an "L" shaped parcel of land located at 39 Thora Avenue. Pedestrian access to the front entrances of all ten dwelling units would be from a common walkway from Thora Avenue. Seven townhouses would be located along the north portion of the site with an integral parking space for each dwelling unit accessed from the existing public lane off of Thora Avenue. The remaining three townhouses would be located to the south with enclosed parking in detached rear garages accessed from Lucy Avenue. One visitor parking space is proposed in front of each of the three detached garages, and two common visitor parking spaces are proposed for the seven townhouses off the public lane with access from Thora Avenue for a total of 15 parking spaces. An existing 3.66 metre (12 foot) wide public lane runs east from Thora Avenue immediately adjacent to the site s north lot line. As part of the development proposal, the applicant is proposing a land dedication to the City, 1.17 metres (3.8 feet) wide, to the southern portion of the existing public lane. The northern 1.17 metres (3.8 feet) of width Staff report for action Preliminary Report 39 Thora Avenue 2

3 to achieve the desired full 6 metres (20 foot) right-of-way will be conveyed to the City as the properties along Danforth Avenue to the north re-develop. Refer to the Site Plan Attachment No. 1, Townhouse Elevations Attachment Nos. 2 and 3, Townhouse Renderings Attachment No. 4, and the Application Data Sheet Attachment No. 6 for additional project information. Site and Surrounding Area The site is L-shaped with 21.4 metres (70.2 feet) of frontage on Thora Avenue, 7.4 metres (24.3 feet) of frontage at its south-east corner on Lucy Avenue, and a site area of approximately 1,938 square metres (20,860 square feet) in area. The property has a length of approximately 76 metres (250 feet) measured from the rear public lane off of Thora Avenue to the Lucy Avenue property line. The site is located south of Danforth Avenue, and east of Victoria Park Avenue. The Victoria Park Subway Station is approximately 600 metres (1969 feet) to the north-west of the site. The property is vacant, relatively flat and is currently being used as a secured surface parking lot. The surrounding land uses in the vicinity of the site can be described as follows: North: a 3.66 metre (12 foot) wide public lane runs east from Thora Avenue immediately adjacent to the site's north lot line. Further north, at the south-east corner of Danforth and Thora Avenues is a parking area used by Quality Auto Center and California Classic Cars for the display and sale of used automobiles. Further east along the south side of Danforth Avenue is an existing 2 storey dwelling used as a sales office by California Classic Cars. East of the sales office is a semi-detached dwelling unit which is used as residential, and at the south-west corner of Danforth and Sneath Avenues is the parking area for the LCBO liquor store. This stretch of Danforth Avenue between Thora and Sneath Avenues has underlying commercial-residential zoning implemented as part of the Danforth Avenue Study. A proposal to construct a 4 storey affordable housing building containing 20 dwelling units and 44.7 square metres (481 square feet) of retail space on the ground floor was recently approved at the south-east corner of Danforth and Thora Avenues. As part of the approval, a 1.17 metre (3.8 foot) lane widening was secured for a distance of metres (53.94 feet). A total of 5 surface vehicle parking spaces will be provided from the rear widened public lane off of Thora Avenue; East: LCBO retail store and associated surface parking, existing single and semidetached residential dwelling units fronting Lucy Avenue, and Lucy Tot Lot further east at the north-west corner of Lucy and Sneath Avenues. South: single and semi-detached 1 storey residential dwelling units with frontage on Thora Avenue, and lands to the south of Wakehood Street contain a mix of employment and industrial uses, the majority being auto service and repair. At Staff report for action Preliminary Report 39 Thora Avenue 3

4 the south terminus of Thora Avenue (1 Thora Avenue) is the Jones Auto Wreckers automobile wrecking yard; and West: single and semi-detached residential 1 storey dwelling units. Opposite the site, on the south-west corner of Danforth and Thora Avenues is a 2 storey office building containing Access Point Danforth, a community hub that provides a wide range of programs and services for immigrants and others living in the City of 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 site is designated Neighbourhoods in the Toronto Official Plan. Neighbourhoods are considered physically stable areas made up of residential uses in lower scale buildings such as detached houses, semi-detached houses, duplexes, triplexes and townhouses, as well as interspersed walk-up apartments that are no higher than four storeys. A key objective of the Plan is that new development respect and reinforce the general physical patterns in a Neighbourhood. Policy 5 of Section 4.1 of the Plan states development in established Neighbourhoods will respect and reinforce the existing physical character of the neighbourhood, including in particular: a) patterns of streets, blocks and lanes, parks and 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 street 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. Staff report for action Preliminary Report 39 Thora Avenue 4

5 Policy 9 of Section 4.1 of the Plan states "infill development on properties that vary from the local pattern in terms of lot size, configuration and/or orientation in established Neighbourhoods will: a) have heights, massing and scale appropriate for the site and compatible with that permitted by the zoning for adjacent and nearby residential properties; b) provide adequate privacy, sunlight and sky views for residents of new and existing buildings by ensuring adequate distance and separation between building walls and using landscaping, planting and fencing to enhance privacy where needed; c) front onto existing or newly created public streets wherever possible, with no gates limiting public access; and d) locate and screen service areas and garbage storage to minimize the impact on existing and new streets and residences. This proposal will be reviewed against the policies described above as well as the policies of the City's Official Plan as a whole. Zoning The subject property is currently zoned Two-Family Residential (T) Zone in the Oakridge Community Zoning By-law No The two-family residential zone permits singlefamily dwellings, two-family dwellings, group homes, and correctional group homes. By exception, public parking lots operated by the City of Toronto or a municipal authority and parking ancillary to uses on the same lot which front onto Danforth Avenue are also permitted; and commercial and institutional uses legally established prior to the date of passage of the by-law shall continue to be permitted. Refer to Zoning Map Attachment No. 5. The existing zoning permits a maximum of two dwelling units per parcel having a minimum frontage of 12 metres (40 feet) and a minimum area of 371 square metres 3,993 square feet), or a maximum of one dwelling unit per parcel having a minimum frontage of 6 metres (20 feet) and a minimum area of 185 square metres (1,991 square feet). Maximum ground floor area coverage permitted is 50% of the lot or parcel of land. The site is not part of the new City of Toronto Zoning By-law No enacted by City Council on May 9, Site Plan Control The property is subject to Site Plan Control By-law No A site plan application has been submitted and is currently under review. Tree Preservation The applicant has submitted a tree declaration and a tree preservation plan proposing the removal of 4 private trees and 3 City trees. A landscape plan has also been submitted which proposes on-site replacement tree planting. The plans and tree declaration have been forwarded to Urban Forestry for review. Staff report for action Preliminary Report 39 Thora Avenue 5

6 Reasons for the Application The zoning by-law amendment is required to permit townhouses and appropriate zoning standards for the proposed 10-unit townhouse development. COMMENTS Application Submission The following reports/studies were submitted with the application: planning rationale survey; architectural plans including site plan and building elevations; landscape plan; site servicing and grading plan; storm water management report; tree declaration; and Toronto Green Standard Checklist. A Notification of Complete Application was issued on November 14, Issues to be Resolved: Massing and Density The applicant proposes to construct 10, three-storey townhouses, with heights ranging from 9.2 metres (30.2 feet) to 10.3 metres (33.8 feet), and a proposed density of 0.81 times the lot area. The appropriateness of the proposed massing and density will be evaluated in terms of the surrounding context and impacts on adjacent properties and land uses. Infill Townhouse Guidelines The purpose of the guidelines is to clarify the City s interest in addressing development impacts, with a focus on protecting streetscapes and seamlessly integrating new development with existing housing patterns. Some of the goals of the Infill Townhouse Guidelines that the development should successfully address are creating a high quality living environment for all residents; maintaining an appropriate scale and pattern of development within its context; minimizing shadows, blocked views and overlook onto existing residential buildings and open spaces; and consolidating service areas (parking, loading and garbage) to minimize their impact on public streets and open spaces. The applicant's submitted plans have been circulated to Urban Design and the appropriate City departments for review and comment and will be reviewed against the Infill Townhouse Guidelines. Vehicular Access The applicant is proposing vehicular access to the integral garages for the seven northerly townhouse units from Thora Avenue via the existing east-west public lane. A widening Staff report for action Preliminary Report 39 Thora Avenue 6

7 of this lane will be required to adequately service the proposed townhouses. The owner is proposing a lane widening across the length of their property of 1.17 metres (3.8 feet). The additional three townhouses are proposed to have detached garages and have their vehicular access from Lucy Avenue. The applicant's submitted plans have been circulated to the City's Transportation Services Division for review and comment. Waste Collection Waste bins will be stored within the integral garages for the seven townhouses on the north side of the property. Waste collection for these seven townhouses is proposed from a collection pad at the north-west corner of the site fronting Thora Avenue. Similarly, waste bins will be stored within the detached garages for the three townhouses to the south and is proposed to be collected from Lucy Avenue at the end of the private driveway, on a collection pad if required. The applicant's submitted plans have been circulated to the City's Solid Waste Management department for review and comment. Servicing A site servicing plan and stormwater management report prepared by C. Ramanathan, Licensed Professional Engineer has been submitted in support of the development application. The plans and report have been circulated to the City's Engineering and Construction Services Division for review and comment. Urban Design The west elevation of the proposed townhouse facing Thora Avenue should be designed to appear as a front elevation to frame and support the street with windows and other architectural details. The applicant s submitted plans have been circulated to Urban Design for review and comment on this and other urban design related issues. 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. Staff report for action Preliminary Report 39 Thora Avenue 7

8 Additional Issues Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Perry Korouyenis, Planner Tel. No. (416) Fax No. (416) SIGNATURE Raymond David, Director Community Planning, Scarborough District ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations (Northerly Block) Attachment 3: Elevations (Southerly Block) Attachment 4: Architectural Renderings (North & South Blocks) Attachment 5: Zoning Attachment 6: Application Data Sheet Staff report for action Preliminary Report 39 Thora Avenue 8

9 Attachment 1: Site Plan Staff report for action Preliminary Report 39 Thora Avenue 9

10 Attachment 2: Elevations (Northerly Block) Staff report for action Preliminary Report 39 Thora Avenue 10

11 Attachment 3: Elevations (Southerly Block) Staff report for action Preliminary Report 39 Thora Avenue 11

12 Attachment 4: Architectural Renderings (North & South Blocks) Staff report for action Preliminary Report 39 Thora Avenue 12

13 Attachment 5: Zoning Staff report for action Preliminary Report 39 Thora Avenue 13

14 Attachment 6: Application Data Sheet Application Type Rezoning Application Number: ESC 35 OZ Details Rezoning, Standard Application Date: October 21, 2013 Municipal Address: 39 THORA AVENUE Location Description: East of Victoria Park Avenue, South of Danforth Avenue (GRID E3506) Project Description: Zoning bylaw amendment to permit 10, 3-storey townhouses on an "L" shaped parcel. Seven townhouses would be located along the north portion of the site with an enclosed parking space for each dwelling unit accessed from the existing public lane via Thora Avenue. The remaining three townhouses are located to the south with enclosed parking within detached rear garages accessed from Lucy Avenue. One visitor parking space is proposed in front of each of the three detached garages, and two common visitor parking spaces are proposed for the seven townhouses off the public lane with access from Thora Avenue. Applicant: Agent: Architect: Owner: CHARLES GOLDSMITH PLANNING CONTROLS RHONA DAY Official Plan Designation: Neighbourhoods Site Specific Provision: Exception No. 60 Zoning: T-Two-Family Residential Historical Status: Height Limit (m): 9 m Site Plan Control Area: Y PROJECT INFORMATION Site Area (sq. m): 1938 Height: Storeys: 3 Frontage (m): Metres: Between 9.2 & 10.3 m Depth (m): 76 Total Ground Floor Area (sq. m): Total Total Residential GFA (sq. m): Parking Spaces: 15 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): Lot Coverage Ratio (%): 39 Floor Space Index: 0.81 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: 0 Industrial GFA (sq. m): Bedroom: 3 Institutional/Other GFA (sq. m): 0 0 Total Units: 10 CONTACT: Perry Korouyenis, Planner at (416) Staff report for action Preliminary Report 39 Thora Avenue 14

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