77 Clarendon Avenue - Official Plan, Zoning By-law ...€¦ · Reference Number: 15 202792 STE 22...

STAFF REPORT ACTION REQUIRED

77 Clarendon Avenue - Official Plan, Zoning By-law Amendment and Rental Housing Demolition & Conversion Applications- Preliminary Report

Date: August 26, 2015

To: Toronto and East York Community Council

From: Director, Community Planning, Toronto and East York District

Wards: Ward 22 – St. Paul's

Reference Number:

15 202792 STE 22 OZ 15 202796 STE 22 RH

SUMMARY The proposal consists of a 6-storey apartment building at 77 Clarendon Avenue and involves the demolition of 10 existing rental dwelling units. The building is proposed to have 79 vehicle parking spaces located in four levels of underground parking to be accessed by a driveway off Clarendon Avenue. A total of 54 units are proposed with a Gross Floor Area of 7,271m2 and a density of 2.2 times the lot area. This report provides preliminary information on the above-noted applications and seeks Community Council's directions on further processing of the applications and on the community consultation process. It is intended that a community consultation meeting be scheduled in consultation with the Ward Councillor. A Final Report and Public Meeting under the Planning Act is targeted for the 2nd quarter of 2016 provided all required information is submitted by the applicant in a timely manner.

Staff report for action – Preliminary Report - 77 Clarendon Avenue 1

RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 77

Clarendon Avenue 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

Pre-Application Consultation A number of pre-application consultation meetings were held with the applicant between January 30, 2012 and August 13, 2014. Staff raised concerns related to matters such as number of storeys, height, scale, setbacks, amenity space and provided rental housing requirements. At the August 13, 2014 meeting staff discussed complete application submission requirements. ISSUE BACKGROUND

Proposal The proposal consists of a 6-storey apartment building containing 54 units with a total GFA of 7,271m2 and a density of 2.2 times the lot area. A total of 79 vehicle parking spaces are proposed in four levels of underground parking. Access to the underground garage is proposed to be taken from Clarendon Avenue at the eastern end of the site. The existing circular driveway off Clarendon Avenue would remain. This proposal would require the removal of the 5-storey apartment building which includes 10 existing rental dwelling units: 1 one-bedroom, 8 two-bedroom and 1 three-bedroom. The applicant does not propose to replace the existing rental units on the basis that they have above mid-range rents and are not required to be replaced. The site slopes down from north to south and from east to west. Due to the site topography the building height ranges from 19.2 metres to 25.6 metres, excluding mechanical (21.6 metres to 28 metres including mechanical) with a height at established grade of 20.7 metres excluding mechanical (23.1 metres including mechanical).


The front entrance of the building would be located on Clarendon Avenue. Ground floor unit entrances would be located off the circular driveway. The 4th floor is slightly recessed with the above balconies projecting approximately 1.5 metres. There is a minimal stepback at the 6th floor for the upper units and mechanical penthouse. As the site slopes down to the south, the P1 level of the building becomes visible from Russell Hill Road and the rear of the site. The rear of the building has zero setback to the south for the visible portions of the P1, P2, and ground floor levels. The building then steps back at the 2nd, 4th and 6th floors by approximately 3 metres at each interval, with all balconies projecting approximately 1.5 metres from the rear wall. Refer to Application Data Sheet, Attachment 5.

Site and Surrounding Area The site is located on the southeast corner of Clarendon Avenue and Russell Hill Road. It is irregular in shape and has a frontage of 65.3 metres on Clarendon Avenue and 52.9 metres on Russell Hill Road. The total site area is 3,152 m2. As noted, the site slopes down from north to south and from east to west with a maximum grade change of approximately 7 metres. The site is currently occupied by a 5-storey apartment building which dates from the 1960s and contains 10 rental units. Surrounding uses include: North: a 4-storey apartment building and two and 3-storey detached dwellings on the

north side of Clarendon Avenue. North along Russell Hill Road are a mix of two and 3-storey detached dwellings. At St. Clair Avenue West and Russell Hill Road there are two 7-storey apartment buildings and a 3-storey townhouse development.

East: a 3-storey townhouse development immediately to the east on Clarendon

Avenue. Farther east are two and 3-storey detached dwellings and a few 2-storey semi-detached dwellings.

South: a 4-storey apartment building directly south on Russell Hill Road. Farther south

are 2 and 3-storey detached dwellings. West: two and 3-storey detached dwellings. Behind these dwellings is Sir Winston

Churchill Park and Nordheimer Ravine.

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 (Policy 4.7) states that


the Official Plan of municipalities is the most important vehicle for its implementation. 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 site is designated in the Official Plan as Neighbourhoods. Neighbourhoods are considered to be physically stable areas made up of residential uses in lower scale buildings such as detached houses, semi-detached houses, duplexes, triplexes, townhouses and walk-up apartments that are no higher than four storeys. The Official Plan requires development within Neighbourhoods to generally "fit" the existing physical character. While Neighbourhoods are intended to be physically stable, they are not intended to be static. Section 3.2.1 of the Official Plan addresses the need to preserve and increase the City’s supply of rental and affordable housing. The site of the proposed development contains 10 residential rental units. Policies in Section 3.2.1 of the Official Plan provide that new development that would have the effect of removing six or more rental units should not be approved unless all of the existing rental housing units have rents that exceed mid-range rents at the time of application or at least the same number, size and type of rental housing units are replaced and maintained with rents similar to those already in effect. An acceptable tenant relocation and assistance plan is also required to address moving related costs, alternative accommodation, and other assistance to lessen hardship. Section 4.1.5 of the Plan requires new development to respect and reinforce the existing physical character of the neighbourhood, with specific regard for size and configuration of lots, heights, massing, scale and dwelling type, prevailing building type(s), setbacks from the street, prevailing rear and side yard setbacks and landscaped open space and conservation of heritage buildings, structures and landscapes.

The Official Plan contains policies in its Built Form and Public Realm and Healthy Neighbourhood sections to also be applied. The policies state that new development will: - be massed and its exterior façade designed to fit harmoniously into its existing

and/or planned context and limit its impact on neighbouring streets, parks, open spaces and properties;


- provide space for public utilities and services, trees and landscaping, building

access, amenities such as view corridors, sky view and sunlight, and public gathering places;

- provide gradual transition of scale and density; - provide for adequate light and privacy; - preserve existing mature trees and incorporate them into landscaping designs; and - attenuate resulting traffic and parking impacts. Section 5.3.1 of the Official Plan states that it is a statutory document and amendments to the Plan that are not consistent with its general intent will be discouraged and that Council will be satisfied that any development permitted under a Plan amendment will be compatible with its physical context and will not affect nearby Neighbourhoods or Apartment Neighbourhoods in a manner contrary to the neighbourhood protection policies in the Plan. The Toronto Official Plan is available on the City's website at: www.toronto.ca/planning/official _plan/introduction.htm

Zoning The site is zoned RD (f15.0; d0.6) under the City-wide Zoning By-law No. 569-2013, which permits detached dwellings as well as non-residential uses such as community centres and places of worship. The zone permits a maximum density of 0.6 times the lot area and a maximum height of 10 metres. Other provisions include a rear yard setback of 7.5 metres and front yard setback of 6 metres. The site is also subject to the former City of Toronto Zoning By-law No. 438-86. It is zoned R1 Z0.6 which permits detached dwellings and converted dwellings, subject to conditions. This zone also permits non-residential uses such as community centres and places of worship. The zoning provisions regarding density, height and setbacks are the same as in the RD zone mentioned above.

Chapter 667 - Rental Demolition and Conversion By-Law The Rental Housing Demolition and Conversion By-Law, contained in Chapter 667 of the City's Municipal Code, prohibit the demolition and conversion of rental housing units without a Section 111 permit. Council may refuse, or approve such an application with conditions. Approval under Section 33 of the Planning Act will also be required as there are more than six residential units proposed for demolition. City Council will consider the Zoning By-Law and Official Plan Amendments at the same time as the rental housing demolition application. Unlike Planning Act applications, decisions made by City Council under Chapter 667 are not appealable to the OMB.


http://www.toronto.ca/planning/official%20_plan/introduction.htm

Site Plan Control The site is subject to Site Plan Control, but no application has yet been submitted.

Ravine Control The southwesterly portion of the site is within the boundaries of the Ravine and Natural Feature Protection By-law. A Scoped Natural Heritage Impact Study, prepared by Beacon Environmental, dated July 2015, is under review.

Tree Preservation The application proposes the removal of 27 of the 87 trees on the site to accommodate the building. The applicant's Arborist Report, by Ferris and Associates Inc., dated October 10, 2014, is under review.

Reasons for the Application An Official Plan Amendment is required to permit a 6-storey building on the site as the proposed building exceeds 4 storeys. A Zoning By-law Amendment is required as the proposal does not comply with certain standards, including height, density and setbacks. COMMENTS

Application Submission The following reports/studies were submitted with the application:

- Planning Rationale; - Arborist Report; - Housing Issues Report; - Functional Servicing Report and Stormwater Management Report; - Scoped Natural Heritage Impact Statement; - Geotechnical Investigation Report; - Archaeological Study; - Housing Issues Report; - Submission of a Tenant Relocation and Assistance Plan; and - Tenant Consultation Meeting.

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. A Notification of Complete Application was issued on September 4, 2015.

Issues to be Resolved Issues to be addressed include, but are not necessarily limited to: - Potential destabilization of the Neighbourhood; - Built Form, Height and Density; - Rental Housing Replacement;


- Tree Protection and Replacement. Potential destabilization of the Neighbourhood The proposal will be assessed under the neighbourhood protection policies of the Official Plan and reviewed to determine if it is compatible with its physical context and if it affects the surrounding Neighbourhood. Built Form, Height and Density The proposal will be assessed under policies of the Official Plan including those for Built Form, Public Realm and Neighbourhoods, with respect to matters such as height, density, setbacks, massing, siting, and overall fit within the existing and planned context. Rental Housing Replacement An application for Rental Housing Demolition and Conversion has also been submitted and the proposal will be assessed under the requirements of the Planning Act, the City of Toronto Act and the Official Plan policies relating to rental housing. Tree Preservation and Replacement There are a number of mature trees on the site that form part of the existing context of the area. The proposal will be assessed under policies of the Official Plan including those for the Public Realm and Natural Environment as well as the Ravine and Natural Feature Protection By-law. Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Emily Rossini, Planner Tel. No. 416-397-4648 E-mail: [email protected] SIGNATURE _______________________________ Gregg Lintern, MCIP, RPP Director, Community Planning Toronto and East York District ATTACHMENTS Attachment 1: Site Plan Attachment 2a-d: Elevations Attachment 3: Official Plan Attachment 4: Zoning Attachment 5: Application Data Sheet (P:\2015\Cluster B\pln\TEYCC\24149025033.doc) - vc


Attachment 1: Site Plan


Attachment 2a: North (front) Elevation


Attachment 2b: South (rear) Elevation


Attachment 2c: West (facing Russell Hill Road) Elevation


Attachment 2d: East Elevation


Attachment 3: Official Plan


Attachment 4: Zoning


Attachment 5: Application Data Sheet Application Type Official Plan Amendment &

Rezoning Application Number: 15 202792 STE 22 OZ

Details OPA & Rezoning, Standard Application Date: August 6, 2015 Municipal Address: 77 CLARENDON AVE Location Description: PLAN 1324 LOT 63 **GRID S2210 Project Description: A 6-storey residential building with 54 units and a GFA of 7,271 square metres and a

density of 2.2 FSI. A total of 79 parking spaces will be located within four levels of underground parking. Proposed building would have a height of 23.12 metres.

Applicant: Agent: Architect: Owner: Eva Ta, Pinedale Properties Ltd. 970 Lawrence Ave W, Suite 303, Toronto, ON, M6A 3B6

Eva Ta, Pinedale Properties Ltd. 970 Lawrence Ave W, Suite 303, Toronto, ON, M6A 3B6

Quadrangle Architects Ltd. 901 King St W, Suite 701, Toronto, ON, M5V 3H5

77 Clarendon Avenue Ltd. 970 Lawrence Ave W, Suite 303, Toronto, ON, M6A 3B6

PLANNING CONTROLS

Official Plan Designation: Neighbourhoods Site Specific Provision: N/A

Zoning: RD (f15.0; d0.6) (x1275) Historical Status: N/A Height Limit (m): 10 Site Plan Control Area: Y

PROJECT INFORMATION

Site Area (sq. m): 3152 Height: Storeys: 6 Frontage (m): 65 Metres: 23.12 Depth (m): 52 Total Ground Floor Area (sq. m): 1136 Total Total Residential GFA (sq. m): 7,271 Parking Spaces: 79 Total Non-Residential GFA (sq. m): 0 Loading Docks 1 Total GFA (sq. m): 7,271 Lot Coverage Ratio (%): 36 Floor Space Index: 2.2

DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion)

Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): 7,271 0 Bachelor: 0 Retail GFA (sq. m): 0 0 1 Bedroom: 20 Office GFA (sq. m): 0 0 2 Bedroom: 27 Industrial GFA (sq. m): 0 0 3 + Bedroom: 7 Institutional/Other GFA (sq. m): 0 0 Total Units: 54

CONTACT: PLANNER NAME: Emily Rossini, Planner TELEPHONE: 416-397-4648 EMAIL: [email protected]


77 Clarendon Avenue - Official Plan, Zoning By-law ...€¦ · Reference Number: 15 202792 STE 22...

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