Galloway Road and 4097 Lawrence Avenue East - Zoning Amendment Application - Preliminary Report

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1 STAFF REPORT ACTION REQUIRED Galloway Road and 4097 Lawrence Avenue East - Zoning Amendment Application - Preliminary Report Date: November 29, 2013 To: From: Wards: Reference Number: Scarborough Community Council Director, Community Planning, Scarborough District Ward 43 Scarborough East ESC 43 OZ SUMMARY A zoning by-law amendment application has been submitted to permit a townhouse development consisting of 22 stacked units in two building blocks fronting the south side of Lawrence Avenue East and 12 traditional townhouses in two building blocks at the rear of the site, all of which are to be serviced by a private street. 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. The subject application should proceed through the standard planning review process including the scheduling of a community consultation meeting. A final report will be prepared and a public meeting is targeted for the third quarter, 2014, provided all required information is submitted in a timely manner and issues raised during the review process have been satisfactorily resolved. Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at Galloway Road and 4097 Lawrence Avenue East 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. DECISION HISTORY In March, 1987, an application to rezone the property at 4097 Lawrence Avenue East from an S (Single-Family Residential) zone to an OU (Office Uses) zone was approved to permit a business and professional office uses and a beauty salon. In March, 1989, an application to rezone the adjacent property at 201 Galloway Road from an S (Single-Family Residential) zone to an OU (Office Uses) zone was approved to permit business and professional office uses. In July, 2005, an application to rezone the property at 4097 Lawrence Avenue East was submitted to facilitate the construction of a four-storey, 32-unit apartment building. Three consent applications were also submitted to sever the rear of the lots at 197, 199 and 201 Galloway Road so that the severed parcels could be added to the lot at 4097 Lawrence Avenue East. After remaining inactive for more than six months, the rezoning file was ultimately closed in January, 2012, and the property retained its original OU (Office Uses) zoning. The three consent applications remain open, and no severances have taken place. Pre-Application Consultation A pre-application consultation meeting was held with the applicant on July 18, 2013 to discuss complete application submission requirements and to identify preliminary issues with the proposal. Preliminary issues included the number and width of the proposed units, the configuration of the townhouse blocks and associated private mews, the number and location of parking spaces, the size and location of outdoor amenity space, potential built form and solid waste storage locations. Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 2

3 ISSUE BACKGROUND Proposal The application proposes to redevelop the four lots totalling 0.43 hectares with 22 fourstorey stacked townhouse units organized in two separate blocks fronting onto Lawrence Avenue East. The application also proposes 12 three-storey townhouse units organized in two separate blocks fronting onto a private street behind the stacked units, as shown on Attachment 1. One parking space is proposed for each of the stacked units fronting onto Lawrence Avenue East by means of an integral, at-grade garage. Two parking spaces are proposed for the 12 units in the rear of the site one space in an integral, at-grade garage, and one space on the driveway leading to the garage. Six visitor parking spaces are also proposed. Access to the development will be via a private, 8 metre wide street off the east side of Galloway Road, which would be maintained by the common element condominium. Site and Surrounding Area The subject lands are relatively flat, and are located at the southeast corner of Galloway Road and Lawrence Avenue East. The lots at 199 Galloway Road and 4097 Lawrence Avenue East are currently vacant, and the lots at 197 and 201 Galloway Road are each occupied by a detached dwelling. Abutting uses include: North: South: East: West: two 11-storey apartment buildings on the north side of Lawrence Avenue East three-storey townhouses day care centre detached dwellings on the west side of Galloway Road 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 report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 3

4 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 property is designated Mixed Use Areas in the official plan. Mixed Use Areas are made up of a broad range of commercial, residential and institutional uses, in single or mixed use buildings, as well as parks and open spaces and utilities. In Mixed Use Areas, development will create a balance of high quality uses that reduce automobile dependency and meet the needs of the local community. New buildings will be located and massed to provide a transition between areas of different development intensity and scale, and to frame the edges of streets and parks with good proportion and provide an attractive, comfortable and safe pedestrian environment. Such development will also take advantage of nearby transit services. Lawrence Avenue East is identified as a major street in the official plan. The conveyance of land for a widening may be required as a condition of site plan approval in order to protect and develop the network of rights-of-way shown on Map 3. Zoning 197 and 199 Galloway Road are zoned Single-Family Residential (S) in the West Hill Community Zoning By-law No , as amended. This zone permits single-family dwellings, group homes and correctional group homes. These lots are also zoned Residential Detached (RD) in the City-Wide Zoning By-law No , which was enacted by City Council on May 9, 2013 (see Attachment 3: Zoning). This zone permits detached dwellings and parks. 201 Galloway Road and 4097 Lawrence Avenue East are zoned Office Uses (OU) in the West Hill Community Zoning By-law No , as amended, which permits banks, day nurseries, educational facilities, personal and business services, places of entertainment, assembly and recreation, restaurants and retail uses. They are also zoned Commercial- Residential (CR) in the City-Wide Zoning By-law No which permits a wide variety of commercial, institutional, office and residential uses, however no residential density is assigned. Site Plan Control The applicant has also submitted a site plan control application ( ESC 43 SA), which is currently being reviewed by staff. Tree Preservation The tree inventory and preservation plan submitted in support of this application indicates that there are a total of 43 trees within the subject lands that are proposed to be removed in order to accommodate the development. Twenty-one of these trees are larger than 30 centimetres in diameter, and are subject to the City's Tree Preservation By-law Number , as amended. Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 4

5 The owner will be required to address any outstanding tree protection and injury mitigation issues identified through the processing of the applications and will be required to obtain the necessary permits prior to removing any trees protected by the City's Tree Preservation By-law. Reasons for the Application The Single-Family Residential (S) and Office Uses (OU) zones in the West Hill Community Zoning By-law No , as amended, and the Residential Detached (RD) zone in the City-Wide Zoning By-law No do not permit stacked or traditional townhouses. COMMENTS Application Submission The following reports/studies were submitted with the application: Stormwater Management Report Toronto Green Standard (TGS) Checklist City staff are reviewing the application for completeness. Issues to be Resolved The application has been circulated to City divisions and public agencies for comments prior to presenting this report to Scarborough Community Council. Preliminary issues include the following: appropriateness of the number, location and width of the proposed townhouse units conformity of the built form and massing of the proposed townhouse units to the Infill Townhouse Design Guidelines opportunities for landscaping, streetscape and outdoor amenity area improvements number and location of visitor parking spaces location of solid waste bin storage evaluation of the amount of hard surfacing and adherence to the City s stormwater management policies adequacy of the dimensions and alignment of the proposed private street compliance with the Tier 1 performance measures of the Toronto Green Standard. Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 5

6 Applications to lift part lot control and to create a common elements condominium will be required. Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Christopher May, Planner Tel. No. (416) Fax No. (416) cmay@toronto.ca SIGNATURE Raymond David, Director Community Planning, Scarborough District ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations Attachment 3: Zoning Attachment 4: Application Data Sheet Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 6

7 Attachment 1: Site Plan Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 7

8 Attachment 2: Elevations Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 8

9 Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 9

10 Attachment 3: Zoning Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 10

11 Attachment 4: Application Data Sheet Application Type Rezoning Application Number: ESC 43 OZ Details Rezoning, Standard Application Date: November 15, 2013 Municipal Address: Location Description: Project Description: 197 GALLOWAY RD PLAN M600 LOT 3 **GRID E proposed stacked townhouse units fronting onto Lawrence Avenue East and 12 street townhouse units behind, fronting onto a private street. Applicant: Agent: Architect: Owner: ALEX BOROS PLANNING CONTROLS Official Plan Designation: Mixed Use Areas Site Specific Provision: Zoning: S & OU Historical Status: Height Limit (m): Site Plan Control Area: N PROJECT INFORMATION Site Area (sq. m): 4273 Height: Storeys: 4 Frontage (m): 76.2 Metres: 13.5 Depth (m): 56.1 ROWSHONARA NASIRUDDIN Total Ground Floor Area (sq. m): 1809 Total Total Residential GFA (sq. m): 5921 Parking Spaces: 40 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): 5921 Lot Coverage Ratio (%): 42.3 Floor Space Index: 1.4 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: 34 Institutional/Other GFA (sq. m): 0 0 Total Units: 34 CONTACT: PLANNER NAME: Christopher May, Planner TELEPHONE: (416) Staff report for action Preliminary Report Galloway Rd & 4097 Lawrence Ave E 11