111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 17, 2015 To: From: Wards: Reference Number: North York Community Council Director, Community Planning, North York District Ward 15 Eglinton-Lawrence NNY 15 OZ SUMMARY This application proposes to amend the Official Plan and the former City of North York Zoning By- law 7625 and the new City-wide Zoning By law to permit six, 4 storey (14.8 metres high) townhouse dwelling units arranged in two blocks on the subject site. Each dwelling unit would have a roof top patio. The proposal would consist of three townhouse units fronting on Marlee Avenue, and three townhouse units fronting on a proposed pedestrian walkway located at the westerly lot line. A single integral at-grade garage is provided by a six metre private lane accessed by Wenderly Drive. The proposed density is 1.96 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. A Final Report and Public Meeting under the Planning Act to consider this application will be scheduled once all required information is submitted by the applicant and outstanding issues are resolved. Staff report for action Preliminary Report Wenderly Drive 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 111 Wenderly Drive 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 to discuss the development proposal, complete application submission requirements, and the proposal relative to the City's Official Plan policies. During initial and subsequent reviews of the applicant's proposals, staff identified issues related to the proposed built form and policies in relation to the existing physical character of the surrounding established residential neighbourhood designated under the Official Plan as Neighbourhoods. Staff also noted concerns with the overall mass and scale of the proposed development, height and site access. ISSUE BACKGROUND PROPOSAL The application proposes to permit six, 4-storey (14.8 metres high) townhouse units that would be arranged in two blocks. Block one would consist of three townhouse units fronting on Marlee Avenue and Block two would consist of three townhouse units fronting along the westerly lot line. Each townhouse would be 5 metres in width. A proposed pedestrian walkway would provide direct access to the townhouses in Block two. The total proposed gross floor area of the six units would be 1,311 square metres, with a Floor Space Index (FSI) of 1.96 and total lot coverage of 53%. The development application proposes that all units would have three floors of living area with a total height of approximately 15 metres. Each unit would be approximately 206 to 232 square metres in size and contain three bedrooms. Each townhouse unit would also have access to a roof top patio. The proposal would have a first floor height of approximately 3 metres with a flight of external stairs accessed from the sidewalk or pedestrian walkway. As designed, the proposal would have a separation between each block of townhouse units of six metres (See Attachment 1: Site Plan). A six metre private lane, accessed from Wenderly Drive would provide vehicular access to each townhouse dwelling unit. Each unit would have a single integral at-grade garage that would provide Staff report for action Preliminary Report Wenderly Drive 2

3 direct access to the unit's ground floor, for a total of six parking spaces. No visitor parking is proposed. Table 1 Site Statistics Gross Floor Area 1,311.2 m 2 Floor Space Index 1.96 Lot Coverage 53% Height 14.8 metres Townhouse Units 6 3 Bedroom units Each Townhouse would be 5 metres in width Townhouse Garage: 1 per unit (total 6) Parking Private laneway 6 metres in width Outdoor Roof 40 to 45 m 2 per unit Top Amenity Setbacks Marlee Avenue: minimum 2.8 metres to building face Wenderly Drive: minimum 1.97 metres to building face Westerly Property Line: minimum 2.7 metres to building face Southerly Property Line: minimum 0.95 metres to building face Site and Surrounding Area The land known municipally as 111 Wenderly Drive is located on the south- west corner of Wenderly Drive and Marlee Avenue, south of Lawrence Avenue West. The property has a frontage of metres on Marlee Avenue and metres on Wenderly Drive. The existing single detached dwelling fronts onto Wenderly Drive and also has a driveway that faces Wenderly Drive. The application proposes the replacement of a single detached dwelling with six townhouses. Land uses surrounding the subject lands include: North: Single-detached dwellings directly to the north on the west side of Marlee Avenue and Wenderly Drive. East: Three-storey walk-up apartment buildings on the east side of Marlee Avenue that continue onto Elway Court. Further east is the Allen Expressway, which runs north-south from Sheppard Avenue West to Eglinton Avenue West. West: Directly west of the subject site on Wenderly Avenue are single detached dwellings. South: Immediately south of the subject site are single detached dwellings. Further south is Wenderly Park. South of this park on Marlee Avenue are a mixture of strip retail plazas, townhouses and apartment buildings. Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS), 2014 provides policy direction on matters of provincial interest related to land use planning and development. These policies support Staff report for action Preliminary Report Wenderly Drive 3

4 the goal of enhancing the quality of life for all Ontarians. Key policy objectives include: building strong healthy communities; wise use and management of resources and protecting public health and safety. The PPS recognizes that local context and character is important. Policies are outcome-oriented, and some policies provide flexibility in their implementation provided that provincial interests are upheld. 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 Neighbourhoods in the Official Plan. This designation provides for townhouse developments among other low-rise residential uses that are four storeys or less. The proposal is also being considered under Policy which addresses intensification on major streets in Neighbourhoods. Marlee Avenue is identified in the Official Plan as a major street and proposals for intensification of lands on major streets in Neighbourhoods are not encouraged by the policies of the Plan. Where a more intense form of residential development than that permitted by existing zoning on a major street in a Neighbourhood is being proposed, the policy requires that the proposal is reviewed in accordance with Policy 4.1.5, and has both regard to the form of development along the street and its relationship to the adjacent development in the Neighbourhood. The Official Plan criteria to evaluate developments in Neighbourhoods is set out in Policy 4.1.5, which requires that developments in established Neighbourhoods respect and reinforce the existing physical character of the neighbourhood, including in particular: 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 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 Wenderly Drive 4

5 The Built Form policies in Section of the Plan will also be utilized to assess the proposed development. Section provides direction for new development with respect to its location and organization such that it fits within, and respects, its existing and planned context. It states: "New development will be located and organized to fit within its existing and/or planned context. It will frame and support adjacent streets, parks and open spaces to improve the safety, pedestrian interest and casual views to these spaces from the development by: a) generally locating buildings parallel to the street or along the edge of a park or open space with a consistent front yard setback. On a corner site, the development should be located along both adjacent street frontages and give prominence to the corner. If located at a site that ends a street corridor, development should acknowledge the prominence of that site; b) locating main building entrances so that they are clearly visible and directly accessible from the public sidewalk; c) providing ground floor uses that have views into and, where possible, access to, adjacent streets, parks and open spaces; and d) preserving existing mature trees wherever possible and incorporating them into landscaping designs." Zoning The site is subject to the former City of North York Zoning By-law 7625 and the new City-wide By-law Under the new City-wide Zoning By-law , the site is zoned RD (Residential Detached Zone). A maximum of one residential building on a lot is permitted in the RD zone. In the RD zone, the minimum required lot frontage is 15.0 metres, the minimum required lot area is 550 square metres, and the minimum required front, side and rear setbacks are 6.0 metres, 1.5 metres, and 7.5 metres (or 25% of lot depth) respectively. The maximum permitted lot coverage is 35%, the maximum required length of a detached house is 17 metres, and the maximum required building height is two storeys and 10 metres. Building depth may be no more than 19 metres from the required front yard set back. Under the former City of North York Zoning By-law 7625, the site is zoned as a R5 zone. A one family detached dwelling is permitted within the R5 zone. The minimum required lot frontage (15 metres) and lot area (550 square metres) as well as the maximum permitted lot coverage (35%), are the same as the provisions in the City-wide Zoning Bylaw However, the minimum required front, side and rear setbacks are 7.5 metres, 1.0 metres (3.0 metres for the side yard abutting a street), and 9.5 metres respectively. Infill Townhouse Guidelines Infill Townhouse Design Guidelines clarify the City s interest in addressing development impacts, with a focus on protecting streetscapes and seamlessly integrating new Staff report for action Preliminary Report Wenderly Drive 5

6 development with existing housing patterns. It is important that new townhouses fit within the existing context, and minimize impacts on the surrounding neighbourhood. These guidelines provide direction on matters such as, but not limited to, the following: - Ensuring that the setback from the public roadway be consistent with the neighbouring properties; - Ensuring that front entrances are near grade; - Provide a minimum 2 to 3 metres setback from the front property line for services and privacy when parking is located at the back; - Have front entrances on existing public streets; - Achieving a facing distance of 15 metres (50 feet) between townhouse blocks for the purpose of providing light, view and privacy; and - Provide 7.5 metres (25 feet) back yard setback to the rear property line. Site Plan Control The proposal is subject to Site Plan Control. A Site Plan application has been submitted and is being reviewed concurrently with this application (File # NNY 15 SA). Reasons for the Application The proposal for six, 4 storey townhouse dwelling units is not compliant with the City of Toronto's Official Plan. An amendment to the new City-wide and former City of North York Zoning By-laws, are required in order to implement development standards to regulate the new development such as: setbacks, height, parking, landscaping and density. COMMENTS Application Submission The following reports/studies were submitted with the application: - All required architectural plans; - Planning Rationale Report; - Stormwater Management Report; - Traffic Impact and Parking Study; - Arborist Report, and - Servicing and Grading Plan. A Notification of Complete Application was issued on August 4 th, 2015 Issues to be Resolved Planning staff have significant issues with the proposed massing and density for six townhouse dwelling units on an existing single family lot in an established Neighbourhoods designation. On a preliminary basis, the following issues have been identified: Staff report for action Preliminary Report Wenderly Drive 6

7 - Appropriateness of the proposed built form; - Compatibility of the proposal with the adjacent neighbourhood and land uses; - Compliance with the City s Infill Townhouse Guidelines ; - Siting and orientation of the townhouses and the relationship of the buildings to each other and neighbouring low density residential dwellings; - Clarification on the total number of storeys and height proposed; - Appropriate landscape plans and details of the rooftop amenity space; - Appropriate setbacks for the proposed development; - Location and appropriateness of site servicing, loading, and garbage pick- up; - Assessment of the proposed vehicular access and parking on the site, and - Assessment of site servicing including stormwater management. 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. Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Ben DiRaimo, Planner, Community Planning Tel. No. (416) Fax No. (416) bdiraimo@toronto.ca SIGNATURE Joe Nanos, Director Community Planning, North York District ATTACHMENTS Attachment 1: Site Plan Attachment 2: East Elevation Marlee Avenue Attachment 3: North Elevation Wenderly Drive Attachment 4: West Elevation Attachment 5: South Elevation Attachment 6: Zoning (City-wide Zoning By-law ) Attachment 7: Official Plan Attachment 8: Application Data Sheet Staff report for action Preliminary Report Wenderly Drive 7

8 Attachment 1: Site Plan Staff report for action Preliminary Report Wenderly Drive 8

9 Attachment 2: East Elevation- Marlee Avenue Staff report for action Preliminary Report Wenderly Drive 9

10 Attachment 3: North Elevation- Wenderly Drive Staff report for action Preliminary Report Wenderly Drive 10

11 Attachment 4: West Elevation Staff report for action Preliminary Report Wenderly Drive 11

12 Attachment 5: South Elevation Staff report for action Preliminary Report Wenderly Drive 12

13 Attachment 6: Zoning Staff report for action Preliminary Report Wenderly Drive 13

14 Attachment 7: Official Plan Staff report for action Preliminary Report Wenderly Drive 14

15 Attachment 8: Application Data Sheet APPLICATION DATA SHEET Application Type Official Plan Amendment & Application Number: NNY 15 OZ Rezoning Details OPA & Rezoning, Standard Application Date: July 14, 2015 Municipal Address: Location Description: 111 WENDERLY DR PLAN M675 LOT 52 **GRID N1504 Project Description: Six, 4 - storey townhouse dwelling units with roof top patios arranged in two blocks (3 units each). Three townhouses would front on Marlee Avenue (Block 1) and three townhouses would front on a new pedestrian walkway to the west (Block 2), Driveway access from Wenderly Drive providing access to one garage parking space per unit. Concurrent Site Plan Application: NNY 15 SA Applicant: Agent: Architect: Owner: LARENCORE (WENDERLY) HOLDINGS INC 5255 Yonge Street, Suite 1050 Toronto ON M2N 6P4 PLANNING CONTROLS Official Plan Designation: Neighbourhoods Site Specific Provision: N Zoning: RD Historical Status: N Height Limit (m): 8.8 Site Plan Control Area: Y LARENCORE (WENDERLY) HOLDINGS INC 5255 Yonge Street, Suite 1050 Toronto ON M2N 6P4 PROJECT INFORMATION Site Area (sq. m): Height: Storeys: 4 Frontage (m): Metres: 14.8 Depth (m): Total Ground Floor Area (sq. m): Total Total Residential GFA (sq. m): Parking Spaces: 6 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): Lot Coverage Ratio (%): 52.9 Floor Space Index: 1.96 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Condo, Freehold 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: 6 Institutional/Other GFA (sq. m): 0 0 Total Units: 6 CONTACT: PLANNER NAME: Ben DiRaimo, Planner, Community Planning TELEPHONE: (416) bdiraimo@toronto.ca Staff report for action Preliminary Report Wenderly Drive 15