25 Ballyconnor Court Zoning By-law Amendment and Draft Plan of Subdivision Applications Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 25 Ballyconnor Court Zoning By-law Amendment and Draft Plan of Subdivision Applications Preliminary Report Date: May 27, 2014 To: From: Wards: Reference Number: North York Community Council Director, Community Planning, North York District Ward 24 Willowdale NNY 24 OZ and NNY 24 SB SUMMARY These applications propose to rezone and subdivide the lands at 25 Ballyconnor Court, to permit thirtyfour detached dwellings on thirty-four residential lots, and a public street. An application for Zoning By-law Amendment is required to allow for the size of the proposed lots, as well as the size and siting of the proposed dwellings. An application for Draft Plan of Subdivision is required to allow for the creation of the proposed lots and public street. This report provides preliminary information on the above-noted applications, and seeks Community Council's direction on further processing of the applications and on the community consultation process. It is recommended that a Community Consultation Meeting be held to present the proposal to the public, and obtain input. Provided the applicant submits all required information in a timely manner, it is anticipated that a Statutory Public Meeting could be held in the first or second quarter of Staff report for action Preliminary Report - 25 Ballyconnor Court 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 25 Ballyconnor Court, 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 1996, applications for Zoning By-law Amendment and Draft Plan of Subdivision were approved by North York Council to allow for the creation of 8 detached residential lots, and the extension of Ballyconnor Court along the southwest portion of the site. The lots were developed with two-storey detached dwellings. The extension of Ballyconnor Court terminates at the bulb of Garnier Court, at the south end of the site; the two streets do not connect. Pre-Application Consultation A pre-application consultation meeting was held with the applicant to discuss complete application submission requirements. ISSUE BACKGROUND Proposal As outlined in Attachment 1, these applications propose to develop the lands at 25 Ballyconnor Court with thirty-four residential lots. Each lot is proposed to be developed with a two-storey dwelling. A new public street is also proposed. The new public street, identified as Street "1", would curve through the site in a crescent shape, with access points at the west side of the site, near the existing driveway, and the south end of the site, at the bulb of Ballyconnor Court. Three of the proposed lots would front on Ballyconnor Court, and one would front on Garnier Court. The remaining thirty lots would front on Street "1". Eighteen of the proposed lots would have a rear or side lot line relationship with the existing lots on Garnier Court. The proposed lot frontages range from 15.3 metres to 19.2 metres; the proposed lot areas range from approximately 550 square metres to approximately 880 square metres. The dwellings are proposed to be 11 metres and two-storeys in height, and 19.5 metres in length. With the exception of two corner lots, the proposed dwelling would provide a front yard setback of 6.5 metres, rear yard setback of 7.5 metres, Staff report for action Preliminary Report - 25 Ballyconnor Court 2

3 and side yard setbacks of at least 1.2 metres. It is proposed that "no maximum lot coverage apply" to the proposed lots. Site and Surrounding Area The subject lands are located southeast of Bayview Avenue and Steeles Avenue East, in the neighbourhood of Steeles View. The site currently accommodates Tyndale University College and Seminary, which consists of a surface parking lot, and a single building ranging in height from twostoreys to six-storeys. The irregularly shaped lands have a frontage of 168 metres on Ballyconnor Court, and an area of approximately 2.8 hectares. Land uses surrounding the site are as follows: North: Detached dwellings, Steeles View Public School, and Bestview Park South: Detached dwellings, and East Don Parkland East: Detached dwellings, and East Don Parkland West: Detached dwellings, and East Don Parkland 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 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. Official Plan Map 19 of the Toronto Official Plan identifies the subject site as being designated Neighbourhoods. Neighbourhoods are considered to be stable areas, where new development will maintain the existing physical character. Section 4.1 outlines the development policies for Neighbourhoods. The preamble to the development criteria states that, physical changes to our established Neighbourhoods must be sensitive, gradual, and generally "fit" the existing physical character of the neighbourhood. This includes, but is not limited to, street patterns, size and configuration of lots, setbacks, height, massing and scale. Zoning The site is currently zoned R3 under North York Zoning By-law No With respect to residential permissions, this zone allows for detached dwellings, and associated accessory buildings. The minimum required lot frontage is 18 metres, and the minimum required lot area is 690 square metres. Staff report for action Preliminary Report - 25 Ballyconnor Court 3

4 Site Plan Control This proposal is not subject to Site Plan Control, however Architectural Control Guidelines will be established to ensure the quality design of the dwellings. Ravine Control Although located in the vicinity of ravine lands, the subject property is not subject to the Ravine and Natural Feature Protection By-laws. Tree Preservation There are eighty-one trees on the site, or located within the vicinity that fall within the scope of this project. Thirteen trees are recommended for removal due to Emerald Ash Borer Infection; seventeen on-site, and five off-site trees are recommended for removal to accommodate the proposed development. Reasons for the Applications An application for Zoning By-law Amendment is required to modify the performance standards for the proposed lots. Modifications to lot frontage, area, setbacks, building height, building length, and lot coverage are required. Seventeen of the lots are proposed to be re-zoned to R3 with exceptions, while the remaining seventeen are proposed to be re-zoned to R4 with exceptions. Two R3 exception zones are proposed to be created; five R4 exception zones are proposed to be created. An application for Draft Plan of Subdivision is required to allow for the creation of the thirty-four lots, and the public street. The proposed street would provide access to thirty of the proposed lots, while three of the lots would front on Ballyconnor Court, and one would front on Garnier Court. It would be required that the public street comply with the City s Development Infrastructure Policy and Standards. COMMENTS Application Submission The Zoning By-law Amendment, and Draft Plan of Subdivision Applications were submitted on April 22, The following reports/studies were submitted with the applications: - Planning Justification Report; - Architectural Control Guidelines; - Functional Servicing Report and Stormwater Management Plan; - Traffic Impact Study; - Geotechnical Investigation; - Phase One Environmental Assessment; and - Tree Preservation Plan. City staff are reviewing the application for completeness. Issues to be Resolved The following issues have been identified on a preliminary basis. Additional issues may be identified through the review of the application, agency comments, and the community consultation process. Staff report for action Preliminary Report - 25 Ballyconnor Court 4

5 - The appropriateness of the proposed lot frontages, areas, setbacks, lot coverages, building heights, and building lengths; - The fit of the proposed plan of subdivision with the character of the existing neighbourhood; - The appropriateness of the proposed configuration of lots; - The appropriateness of the proposed public street; - Compliance with the City s Development Infrastructure Policy and Standards; - Potential reconfiguration of residual cul-de-sacs; - The appropriateness of the Architectural Control Guidelines; - Preservation of any mature or significant trees; and - Parkland requirements. CONTACT Michelle Corcoran, Planner Tel. No. (416) Fax No. (416) SIGNATURE Allen Appleby, Director Community Planning, North York District ATTACHMENTS Attachment 1: Subdivision Plan Attachment 2: Zoning Attachment 3: Application Data Sheet Staff report for action Preliminary Report - 25 Ballyconnor Court 5

6 Attachment 1: Draft Plan of Subdivision Staff report for action Preliminary Report - 25 Ballyconnor Court 6

7 Attachment 2: Zoning Staff report for action Preliminary Report - 25 Ballyconnor Court 7

8 Attachment 3: Application Data Sheet Application Type Rezoning Application Number: NNY 24 OZ Details Rezoning, Standard Application Date: April 22, 2014 Municipal Address: Location Description: Project Description: 25 BALLYCONNOR CRT PLAN M1724 PT BLK A RP 66R18188 PART 4 RP 66R17344 PT PARTS 1 & 2 **GRID N2402 To remove existing structure and parking lot, and replace it with thirty-four detached dwellings on thirty-four residential lots, and a public street. Applicant: Agent: Architect: Owner: SHINING HILLS HOMES INC PLANNING CONTROLS Official Plan Designation: Neighbourhoods Site Specific Provision: N Zoning: R3 Historical Status: N Height Limit (m): 8.8 Site Plan Control Area: Y PROJECT INFORMATION Site Area (sq. m): 27,882 Height: Storeys: 2 Frontage (m): Metres: 11 Depth (m): Total Ground Floor Area (sq. m): Total Residential GFA (sq. m): Parking Spaces: Total Non-Residential GFA (sq. m): Loading Docks 0 Total GFA (sq. m): Lot Coverage Ratio (%): Floor Space Index: DWELLING UNITS ONTARIO BIBLE COLLEGE Total FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Freehold Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): 0 0 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: Michelle Corcoran, Planner TELEPHONE: (416) Staff report for action Preliminary Report - 25 Ballyconnor Court 8

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