STAFF REPORT June 17, 2005 To: North York Community Council From: Director, Community Planning, North District Subject: Preliminary Report

Rezoning Application 05 125830 NNY 23 OZ and Site Plan Application 05 125819 NNY 23 SA Applicant: Adam Brown, Brown Dryer Karol Architect: pancon Design Group 91, 93, 95, 97 and 99 Finch Ave W Ward 23 - Willowdale

Purpose: To provide preliminary information on the above-noted applications and to seek Community Council's directions on further processing of the applications and on the community consultation process. Financial Implications and Impact Statement: There are no financial implications resulting from the adoption of this report. Recommendations: It is recommended that: (1) staff be directed to schedule a

community consultation meeting together with the Ward Councillor.

(2) notice for the community

consultation meeting be given to landowners and residents within 120 metres of the site.

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(3) notice for the Public Meeting under the Planning Act be given according to the

regulations under the Planning Act. Background: The site is located within the Central Finch Area Secondary Plan. The 5 existing detached dwellings on the site are proposed to be demolished and replaced with townhouses. The properties would be consolidated into one block located on the southeast corner of Lorraine Drive and Finch Avenue West. Comments: Proposal The proposed development is for 27 townhouse units in three separate blocks: • a 10-unit, four-storey building located on the immediate southeast corner of Lorraine Drive

and Finch Avenue West; • to the immediate east of that building and separated by a pedestrian walkway accessing onto

Finch Avenue, is a second 10-unit, four-storey building located on the Finch Avenue West frontage; and,

• behind the second building and separated by a private vehicular driveway that enters from Lorraine Drive, is a 2 ½ storey building with 7 units.

The three building footprints cover 38% of the site, and include a total floor space that is 1.4 times the site area. The 27 townhouse units range in size from 130 to 195 square metres. Of the 49 total parking spaces, 34 are in garages integral to the units and 15 are in driveways. Additional statistical details are provided on the Application Data Sheet in Attachment 9. Site Description The rectangular site is approximately 3,300 square metres in area with dimensions of 76 metres fronting onto Finch Avenue West, and 44 metres onto Lorraine Drive. A one and a half storey detached dwelling is currently located on each of the five lots. The surrounding land uses are as follows: North: across Finch Avenue West there are two places of worship and townhouses South: single detached houses fronting onto Lorraine Drive and Talbot Road East: currently vacant lot at 89 Finch Avenue West on the southwest corner of Finch Avenue

West and Talbot Road with approvals for a 3-storey mixed use building West: across Lorrraine Drive there are single detached houses

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Official Plan North York Official Plan The site is within the Central Finch Area Secondary Plan and designated “Central Finch Mixed Use – One” (CFMU-1). This designation permits a range of uses including detached and multiple-unit residential, retail and service commercial uses, and offices. As the proposal is to consolidate the five properties into a residential block with greater than a 30-metre frontage on Finch Avenue, the plan permits a maximum floor area of 2.0 times the lot area. The Secondary Plan also limits the height of buildings to the lesser of 4 storeys or 13 metres, and includes detailed provisions to set building heights away from the adjacent residential area to the south. The Central Finch Area Secondary Plan contains a range of additional policies which the proposal will be evaluated against including matters of built form, urban design and layout, vehicular access and parking. Toronto Official Plan At its meeting of November 26, 2002, City Council adopted the new Official Plan for the City of Toronto. The Minister of Municipal Affairs and Housing approved the new plan, in part, with modifications. The Minister's decision has been appealed in its entirety. The Official Plan is before the Ontario Municipal Board where prehearings are now taking place. Once the new Plan comes into full force and effect, it will incorporate the Central Finch Area Secondary Plan and designate the site “Mixed Use Area B” thereby supporting the same uses and permissions as in the previous plan. Zoning The site is designated One-family Detached Dwelling Fourth Density Zone(R4), which permits detached dwellings. Site Plan Control The applicant has submitted a proposal for Site Plan Control approval, which will be reviewed concurrently with the zoning amendment application. The Site Plan and building elevations are included in Attachments 3 through 8. Reasons for the Application An amendment to the Zoning By-law is required as the existing R4 zoning does not permit the proposed townhouse use and related standards.

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Issues to be Resolved In addition to the official plan policies noted above, the following issues will be considered in the review of the application, as well as any other matters that may be identified through the circulation, review and consultation process: - compatibility of the proposed development with the adjacent neighbourhood to the south; - the objectives and principles of the City’s “Infill Townhouse Guidelines”; - an assessment of the proposal, with regard to Council’s direction on the Development

Infrastructure Policy and Standards Review; - streetscape, public and private landscaped open space, and pedestrian amenity; - site servicing and stormwater management; and, - tree preservation, including a review of the arborist report on existing trees and the

proposed tree protection and maintenance plan. Conclusions: Staff will schedule a community consultation meeting in the fall of 2005. The issues that result from the review process will need to be resolved prior to presenting a Final Report to Community Council, assuming that any additional information and project revisions that may be required are provided in a timely manner. Contact: Robert Gibson, Senior Planner Ph: (416) 395-7059 Fax: (416)395-7155 Email:rgibson@toronto.ca

Thomas C. Keefe Director, Community Planning, North District

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List of Attachments: Attachment 1: Official Plan (Map) Attachment 2: Zoning (Map) Attachment 3: Site Plan Attachment 4: Block 1 Front and Side Elevations Attachment 5: Block 1 Rear Elevations Attachment 6: Block 2 Front and Rear Elevations Attachment 7: Block 3 Front Elevations Attachment 8: Block 3 Rear Elevations Attachment 9: Application Data Sheet

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Attachment 1: Official Plan (Map)

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Attachment 2: Zoning (Map)

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Attachment 3: Site Plan

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Attachment 4: Block 1 Front and Side Elevations

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Attachment 5: Block 1 Rear Elevations

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Attachment 6: Block 2 Front and Rear Elevations

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Attachment 7: Block 3 Front Elevations

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Attachment 8: Block 3 Rear Elevations

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Attachment 9: Application Data Sheet

Application Type Rezoning Application Number: 05 125830 NNY 23 OZ Details Rezoning, Standard Application Date: April 22, 2005 Municipal Address: 91, 93, 95, 97, 99 FINCH AVE W, Toronto ON Location Description: PLAN 3705 LOT 29 **GRID N2302 Project Description: Proposed new 27 unit townhouse development

Applicant: Agent: Architect: Owner:

BROWN DRYER KAROL ADAM BROWN

Pancon Design Group 2057062 ONTARIO LTD. MOHSEN ZAMANI

PLANNING CONTROLS

Official Plan Designation: CFMU-1 Site Specific Provision: Zoning: R4 Historical Status: Height Limit (m): 8.8 Site Plan Control Area: Y

PROJECT INFORMATION

Site Area (sq. m): 3314.83 Height: Storeys: 2 ½ and 4 Frontage (m): 76.17 Metres: 13.3 Depth (m): 43.53 Total Ground Floor Area (sq. m): 1259.9 Total

Total Residential GFA (sq. m): 4627.74 Parking Spaces: 49 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): 4627.74 Lot Coverage Ratio (%): 38 Floor Space Index: 1.4

DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion)

Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): 4627.74 0 Bachelor: 0 Retail GFA (sq. m): 0 0 1 Bedroom: 0 Office GFA (sq. m): 0 0 2 Bedroom: 0 Industrial GFA (sq. m): 0 0 3 + Bedroom: 27 Institutional/Other GFA (sq. m): 0 0 Total Units: 27

CONTACT: PLANNER NAME: Robert Gibson, Senior Planner TELEPHONE: (416) 395-7059

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