41 Garfella Drive Rezoning Application - Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 41 Garfella Drive Rezoning Application - Preliminary Report Date: March 30, 2011 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning, Etobicoke York District Ward 1 Etobicoke North WET 01 OZ SUMMARY This application proposes to rezone the site to permit the development of 29 townhouses, consisting of 14 freehold townhouses and 15 condominium townhouses. The site, municipally known as 41 Garfella Drive, is currently developed with an existing 11 storey apartment building which is to remain. 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. RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 41 Garfella 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. Staff report for action Preliminary Report - 41 Garfella Drive 1

2 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 Pre-application consultation meetings were held on October 22, 2010 and December 7, 2010 with the applicant to discuss the nature of the potential redevelopment of the site and complete application submission requirements. ISSUE BACKGROUND Proposal The applicant is proposing to intensify an existing apartment site by adding 29 townhouses to the site. A total of 14 freehold townhouses will be added to the east portion of the site adjacent to Stevenson Road. Each townhouse unit will have individual access to Stevenson Road. The additional 15 condominium townhouses will be added to the south side of the property. Access to the units is proposed from an internal road shared with the existing rental apartment building. The existing underground garage will be expanded for a total of 106 spaces. A total of 12 surface parking spaces are proposed. The existing access from Garfella Drive will remain but the internal road configuration will be changed to accommodate the new units. Site and Surrounding Area The site is located at the south-east corner of Martin Grove Road and Garfella Drive. It is approximately 1.05 hectares in area and generally rectangular. It has approximately 85 metres of frontage on Martin Grove Road and 121 metres on Garfella Drive. The site is relatively flat. The site is currently occupied by an 11 storey apartment building having a total of 95 dwelling units with 71 underground parking spaces and 36 surface parking spaces. Access to the site is provided from Garfella Drive. Surrounding uses are as follows: North: Across Garfella Drive are apartment buildings. South: Apartment building with townhouses fronting onto Stevenson Road. East: Across Stevenson Road are single family homes. West: Across Martin Grove Road are townhouses. Staff report for action Preliminary Report - 41 Garfella Drive 2

3 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 property is designated as "Apartment Neighbourhoods" in the Official Plan (Map 13). This designation recognizes that there may be opportunities for intensification on existing underutilized built sites. Zoning On August 27, 2010, City Council enacted a new city-wide Zoning By-law for the City of Toronto. By-law has been appealed in its entirety and is now before the Ontario Municipal Board. No hearing dates have been set. While the By-law is under appeal, the provisions of both the Etobicoke Zoning Code for the former City of Etobicoke and the new city-wide Zoning By-law are in effect. Under By-law , the lot is designated RA (f24.0; au116.0) which permits units in a high rise building. The Etobicoke Zoning By-law currently designates the site R4 Fourth Density Residential and Site Specific By-law which limits the use to apartment houses, garden apartments and maisonettes. Site Plan Control The project is subject to Site Plan Control. An application has not yet been submitted. Reasons for the Application The applicant is proposing to intensify the site with an additional 29 townhouses. Townhouses are not permitted under the Etobicoke By-law or the City wide By-law. Additional areas of non-conformity with the existing zoning may be identified by Toronto Building staff during the review process. Staff report for action Preliminary Report - 41 Garfella Drive 3

4 COMMENTS Application Submission The following reports/studies were submitted with the application: Planning Rationale Survey Site Plan Elevations Floor Plans Underground Plan A Notification of Incomplete Application was issued on February 3, 2010 and identified the outstanding material required for a complete application submission as follows: Traffic Impact Study Arborist Study/Tree Preservation Plan Landscape Plan Servicing Report The outstanding material has not yet been submitted. Once the outstanding material has been submitted staff will review the application for completeness. The application has been circulated for comments from other departments. Issues to be Resolved In pre-consultation meetings the applicant was advised of the following issues: Conformity with the Infill Townhouse Guidelines Conformity with Development Infrastructure Policies and Standards (DIPS) Compatibility with surrounding area Conformity to the Built Form Policies of the Official Plan Access and Site Circulation Landscaping and Amenity Space Appropriateness of ownership tenure on rental site Preservation of rental housing Amount and form of development Additional issues may be identified through the review of the application, agency comments and the community consultation process. Toronto Green Standard Staff will be encouraging the applicant to review sustainable development opportunities by utilizing the Toronto Green Standard, adopted by City Council in July Staff report for action Preliminary Report - 41 Garfella Drive 4

5 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 not been submitted by the applicant. CONTACT Kathryn Thom, Senior Planner Tel. No Fax No kthom@toronto.ca SIGNATURE Thomas C. Keefe Director, Community Planning Etobicoke York District ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations: Building A and B [as provided by applicant] Attachment 3: Elevations: Building C [as provided by applicant] Attachment 4: Elevations: Building D [as provided by applicant] Attachment 5: Existing Zoning Etobicoke Zoning Code Attachment 6: Existing Zoning By-law Attachment 7: Application Data Sheet Staff report for action Preliminary Report - 41 Garfella Drive 5

6 Attachment 1: Site Plan Staff report for action Preliminary Report - 41 Garfella Drive 6

7 Attachment 2: Elevations Staff report for action Preliminary Report - 41 Garfella Drive 7

8 Attachment 3: Elevations Staff report for action Preliminary Report - 41 Garfella Drive 8

9 Attachment 4: Elevations Staff report for action Preliminary Report - 41 Garfella Drive 9

10 Attachment 5: Existing Zoning: Etobicoke Zoning Code Staff report for action Preliminary Report - 41 Garfella Drive 10

11 Attachment 6: Existing Zoning By-law 2010 Staff report for action Preliminary Report - 41 Garfella Drive 11

12 Attachment 7 Application Data Sheet Application Type Rezoning Application Number: WET 01 OZ Details Rezoning, Standard Application Date: January 7, 2011 Municipal Address: Location Description: Project Description: 41 GARFELLA DR PLAN M972 PT BLK E RP R3506 PART 1 **GRID W0103 Proposal to construct (14) freehold townhouses and (15) condominium townhouses. Site has an existing (11) storey apartment building to remain. Applicant: Agent: Architect: Owner: GLEN SCHNARR & ASSOCIATES PLANNING CONTROLS Official Plan Designation: Apartment Neighbourhood Site Specific Provision: Zoning: Height Limit (m): PROJECT INFORMATION Historical Status: Site Plan Control Area: Site Area (sq. m): Height: Storeys: 2 Frontage (m): Metres: Depth (m): 0 Total Ground Floor Area (sq. m): 3366 Total Total Residential GFA (sq. m): Parking Spaces: 176 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): Lot Coverage Ratio (%): 0 Floor Space Index: 1.2 DWELLING UNITS ONTARIO LTD FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: 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: 29 Institutional/Other GFA (sq. m): 0 0 Total Units: 124 CONTACT: PLANNER NAME: Kathryn Thom, Senior Planner TELEPHONE: Staff report for action Preliminary Report - 41 Garfella Drive 12