1155 Albion Road - Zoning By-law Amendment Application ...€¦ · This application proposes to amend Site Specific Zoning By-law No. 236-2013 to permit the development of the lands

Staff Report for Action – Final Report – 1155 Albion Road 1

STAFF REPORT ACTION REQUIRED

1155 Albion Road - Zoning By-law Amendment Application - Final Report

Date: January 31, 2017

To: Etobicoke York Community Council

From: Director, Community Planning, Etobicoke York District

Ward: Ward 1 – Etobicoke North

Reference Number: 15 225699 WET 01 OZ

SUMMARY This application proposes to amend Site Specific Zoning By-law No. 236-2013 to permit the development of the lands at 1155 Albion Road with a five storey apartment building. The proposed development would contain a total of 67 residential units for seniors and would result in a Floor Space Index of 1.7 times the area of the lot. A total of 22 surface parking spaces are proposed. Vehicular access is proposed via a private driveway. The rezoning of the lands would replace the existing commercial uses zoning with institutional uses (which previously existed on the subject site) and would conform to the Official Plan. This report reviews and recommends approval of the application to amend the Zoning By-law. RECOMMENDATIONS The City Planning Division recommends that: 1. City Council amend Site Specific

Zoning By-law No. 236-2013, for the lands at 1155 Albion Road, substantially in accordance with the Draft Zoning By-law Amendment


attached as Attachment 6 to this report. 2. City Council authorize the City Solicitor to make such stylistic and technical

changes to the Draft Zoning By-law Amendment as may be required. 3. Before introducing the necessary Bills to City Council for enactment, the owner

shall make arrangements satisfactory to the Toronto and Region Conservation Authority for:

i. The conveyance of the "Area of Undisturbed Land" (730 m2) for open

space and valley land purposes; and ii. The conveyance of a minimum 5 m wide maintenance easement between

Albion Road and the conveyed lands. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY The property was the subject of a previous application for an Official Plan and Zoning By-law Amendment in 2013 to permit the redevelopment of the lands with a 2-storey, 1,623 m2 mixed-use building with retail and/or medical office uses on the ground floor and office uses on the second floor. Official Plan Amendment No. 209 was adopted by City Council in February 2013 re-designating the lands on the Albion Road frontage from Neighbourhoods to Mixed Use Areas (see Attachment 3: Official Plan). In February 2013, City Council enacted Site Specific Zoning By-law No. 236-2013 rezoning the lands from Second Density Residential Zone (R2) to Limited Commercial Zone (CL) and Public Open Space Zone (OS) to permit a two-storey mixed-use building (10 to 13 m) having a maximum gross floor area of 1,623 m2 containing retail, commercial uses and medical office on the first floor and business and professional offices on the second floor (see Attachment 4: Zoning (Former City of Etobicoke Zoning Code)). The owner has since reconsidered the development of the lands and wishes to move forward with the current proposal for a seniors' rental apartment building. On January 19, 2016, Etobicoke York Community Council considered a Preliminary Report related to this application. The Community Council decision and report can be viewed at the following link: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.EY11.5

http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.EY11.5


ISSUE BACKGROUND

Proposal The proposal is to permit the construction of a five storey apartment building containing a total of 67 residential units for seniors. The development would have at-grade parking at the rear of the building providing a total of 22 parking spaces (including one barrier free parking space and one priority parking space for carpooling and car sharing). The proposed development would have a Floor Space Index of 1.7 times the area of the lot and a maximum gross floor area of approximately 4,325 m2. The proposal would include 56 bed/sitting units, 3 bachelor units and 8 one-bedroom units. These units would range in size from approximately 38.3 m2 to 51.3 m2. The ground floor would be used for communal uses such as a kitchen, a dining room, a games/reading room and a fitness room. The building height would be a maximum of five storeys (16.8 m, measured to the roof) with a parapet feature (extension of the wall at the edge of the roof) to a maximum height of 19.5 m. A total of 111 m2 of indoor amenity space, in the form of various lounge areas is proposed on the second, third, fourth and fifth levels. The fifth level lounge area would be adjoining the proposed rooftop terrace. The proposed 6 m wide private driveway would provide access to the 22 at-grade vehicle parking spaces for residents and visitors and one at-grade Type G loading space. A total of 6 bicycle parking spaces would also be provided on the site.

Attachment 1: Site Plan illustrates the development concept for the site. The following table provides a comparative summary of the original proposal and the current revised submission: Residential GFA (m2) Density Units Residential Building

Height (m)

Original Proposal (September 2015)

3,833 1.5 60 4-storeys plus an enclosed amenity area

and mechanical penthouse (19.5 m)

Revised Proposal (October 2016)

4,325 1.7 67 5-storeys with a parapet feature (19.5 m)


Site and Surrounding Area The subject site is located on the south side of Albion Road, east of Kipling Avenue and west of Islington Avenue. The site is rectangular in shape, is approximately 0.26 ha in area, and has an approximate frontage of 43 m on Albion Road and a depth of 60 m. The property is adjacent to the valleylands of the West Humber River and slopes from north to south. Currently, the site contains a two-storey detached dwelling, which would be demolished prior to the redevelopment of the site. Surrounding uses include: North: Across Albion Road are two three-storey mixed use buildings. Further northwest are several one and one-half storey houses. South: Immediately to the south is the West Humber River valleylands. Further

southeast is Thistletown Park. East: Immediately to the east is a three-storey seniors' retirement home (West Side

Long Term Care Home), municipally known as 1145 and 1151 Albion Road. Further east is a one-storey commercial building.

West: Immediately to the west are one-storey houses.

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, by the Planning Act, 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, by the Planning Act, to conform, or not conflict, as the case may be, with the Growth Plan for the Greater Golden Horseshoe.

Official Plan The Albion Road frontage of the subject lands is designated Mixed Use Areas on Map 14 - Land Use Plan in the Official Plan. Mixed Use Areas are made up of a broad range of


commercial, residential and institutional uses, in single use or mixed use buildings, as well as parks and open spaces and utilities. The development criteria in Mixed Use Areas, as cited in Policy 4.5.2, include but are not limited to the following:

a) create a balance of high quality commercial, residential, institutional and open space uses that reduces automobile dependency and meets the needs of the local community; c) locate and mass new buildings to provide a transition between areas of

different development intensity and scale, as necessary to achieve the objectives of the Plan, through means such as providing appropriate setbacks and/or a stepping down of heights, particularly towards lower scale Neighbourhoods;

d) locate and mass new buildings so as to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes; e) locate and mass new buildings to frame the edges of streets and parks with

good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces;

f) provide an attractive, comfortable and safe pedestrian environment; h) take advantage of nearby transit services;

i) provide good site access and circulation and an adequate supply of parking for residents and visitors;

j) locate and screen services areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; and

k) provide indoor and outdoor recreation space for building residents in every significant multi-unit residential development.

The Healthy Neighbourhoods policy of the Official Plan (Policy 2.3.1.2) provides guidance for development in Mixed Use Areas that are adjacent or close to Neighbourhoods and will: a) be compatible with those Neighbourhoods;

b) provide a gradual transition of scale and density, as necessary to achieve the objectives of the Plan through the stepping down of buildings towards and setbacks from those Neighbourhoods;

c) maintain adequate light and privacy for residents in those Neighbourhoods; and

d) attenuate resulting traffic and parking impacts on adjacent neighbourhood streets so as not to significantly diminish the residential amenity of those Neighbourhoods.

The Built Form policies contained in Section 3.1.2 of the Official Plan provide direction on matters related to site design and the layout of buildings and on the location and organization of vehicle parking, vehicle access, service areas and utilities to minimize


their impact on the property and on surrounding properties. Specifically, these policies emphasize the importance of ensuring that new development fits within its existing and/or planned context, while limiting impacts on neighbouring streets, parks and open spaces. New development will provide appropriate massing and transition in scale that will respect the character of the surrounding area and:

• be located and organized to fit with its existing and/or planned context; • frame and support adjacent streets, parks and open spaces; • locate and organize vehicular and service areas in such a way to minimize

their impact and to improve the safety and attractiveness of adjacent streets, parks and open spaces;

• be massed and its exterior façade be designed to fit harmoniously into its existing and/or planned context and to limit its impact on neighbouring streets, parks, open spaces and properties by:

a) massing new buildings to frame adjacent streets and open spaces in a manner that respects the existing and/or planned street proportion;

b) incorporating exterior design elements, their form, scale, proportion, pattern and materials, and their sustainable design, to influence the character, scale and appearance of the development;

c) creating appropriate transitions in scale to neighbouring existing and/or planned buildings for the purpose of achieving the objectives of the Plan;

d) providing for adequate light and privacy; and e) adequately limiting any resulting shadowing of, and uncomfortable

wind conditions on, neighbouring streets, properties and open spaces, having regard for the varied nature of such areas.

• be massed to define edges of streets, parks and open spaces; • provide amenity for adjacent streets and open spaces for pedestrians; and • provide indoor and outdoor amenity space for residents.

The rear portion of the subject lands is designated Natural Areas on Map 14 – Land Use Plan in the Official Plan. Natural Areas, as cited in Policy 4.3.3, will be maintained primarily in a natural state, while allowing for compatible recreational, cultural and educational uses and facilities that minimize adverse impacts on natural features and functions. This rear portion is also located within the Natural Heritage System on Map 9 of the Official Plan which identifies the City's significant natural heritage features and functions. Permitted uses include: green spaces and habitat for native flora and fauna. Natural heritage features and functions require special attention. The natural heritage system is made up of areas where protecting, restoring and enhancing the natural features and functions should have high priority in City-building decisions. Policy 3.4(8) provides that development will be set back from the top-of-bank of valleys, ravines and bluffs, by at least 10 m, or more if warranted by the severity of existing or potential natural hazards.


Policy 3.4(10) provides that development is generally not permitted in the natural heritage system illustrated on Map 9. Where the underlying land use designation provides for development in or near the natural heritage system, development will:

a) recognize natural heritage values and potential impacts on the natural ecosystem as much as is reasonable in the context of other objectives for the area; and

b) minimize adverse impacts and when possible, restore and enhance the natural heritage system.

Zoning In 2013, City Council enacted Site Specific Zoning By-law No. 236-2013 that amended Chapters 320 and 324 of the former City of Etobicoke Zoning Code with respect to the subject lands. The property is zoned Limited Commercial Zone (CL) and Public Open Space Zone (OS) which permits a two-storey mixed-use building (10 to 13 m height) having a maximum gross floor area of 1,623 m2 containing retail, commercial uses and medical office on the first floor and business and professional offices on the second floor (see Attachment 4: Zoning (Former City of Etobicoke Zoning Code)). This zoning category does not permit apartment units. The proposed amendment to the existing site specific by-law would replace the Limited Commercial Zone (CL) with a Institutional General Zone (I), which previously existed on the subject site. In accordance with the established protocol, the lands are not subject to the City-wide Toronto Zoning By-law No. 569-2013, as the previous application was submitted and deemed to be complete prior to the passing of the Zoning By-law. Currently, Zoning By-law No. 569-2013 is under appeal to the Ontario Municipal Board.

Site Plan Control The property is subject to Site Plan Control. A Site Plan Control application has been submitted and is being reviewed concurrently with this Zoning By-law Amendment application.

Ravine Control The rear portion of the property is subject to the Ravine and Natural Feature Protection By-law. Toronto and Region Conservation Authority (TRCA) staff have staked the site in order to determine the limit of development based on the long term slope and hazard. A 10 m setback from the staked limit of development is proposed, which is consistent with Policy 3.4(8) of the Official Plan. Based on the information submitted, the proposed apartment building would not encroach into this setback, however, a portion of the proposed at-grade parking lot (including 3 parking spaces and the loading space) would encroach into the 10 m buffer by 38.8 m2. This layout is acceptable to TRCA staff and is identical to the previous agreement under Site Plan Control Application No. 11 276560 WET 01 SA.


Tenure The applicant has indicated that the proposed building is intended to accommodate 67 senior's rental units. Reasons for Application Amendments to Site Specific Zoning By-law No. 236-2013 are required to permit the proposed residential uses. Amendments to the applicable performance standards are also required to facilitate the proposed development such as maximum building height, density and setbacks.

Community Consultation A community consultation meeting was held on February 22, 2016 at Thistletown Multi-Service Centre. Residents (approximately 6 members) from the properties to the west of the subject site were in attendance. Issues and concerns related to the application are summarized as follows: 1. Land use – the residents expressed concerns regarding the proposed use for a

seniors' rental apartment building and whether or not this is an appropriate location for this type of use.

2. Building height – the residents expressed concerns with the proposed building

height, particularly regarding potential shadow impacts. The residents prefer the height of the previously approved two-storey commercial building.

3. Traffic – the residents expressed concerns regarding increased vehicular traffic

from the proposed development during weekends and holidays. The residents are of the opinion that the proposed number of on-site parking spaces would not accommodate residents/visitors/employees, which would cause overflow onto neighbouring properties. The residents also requested noise mitigation measures to lessen the impact of noise from the proposed parking area.

Agency Circulation The application was circulated to all appropriate agencies and City divisions. Responses received have been used to assist in evaluating the application and to formulate appropriate By-law standards.

COMMENTS

Provincial Policy Statement and Provincial Plans Staff are of the opinion the proposal is consistent with the 2014 Provincial Policy Statement and conforms, and does not conflict, with the Growth Plan for the Greater Golden Horseshoe. Both the PPS and the Growth Plan encourage intensification and redevelopment in urban areas, which helps provide healthy, liveable and safe communities, in this case by promoting intensification through compact building form utilizing existing infrastructure.


Land Use The subject site is designated Mixed Use Areas in the Official Plan. Institutional uses are provided for by this designation. The site is located on an arterial road (Albion Road). The lands immediately to the east of the site are designated Mixed Use Areas and allow for institutional and commercial uses closer to the intersection of Albion Road and Islington Road. The lands immediately to the west of the site are designated Neighbourhoods and allow for residential uses. These lands on the south side of Albion Road are within a Natural Heritage System. The same pattern of commercial and residential uses exists on the north side of Albion Road. Staff are of the opinion the proposed redevelopment of the site with a five storey apartment building conforms to the Official Plan. In terms of institutional uses, this development would provide a total of 67 new seniors' rental units having a mix of unit sizes. Appropriately sized indoor and outdoor amenity areas would be provided within the new development for the new residents. A Senior Citizens' Apartment Building, Senior Citizens Retirement Home Facility and Long-Term Care Facility is permitted in the proposed Draft Zoning By-law Amendment included as Attachment 6 to this report.

Height and Massing The applicant has revised the proposed massing and setbacks of the building to respond to staff and community concerns. The final design provides an additional partial storey on Albion Road and an increased setback along the west side lot line to reduce privacy and overlook issues for residents to the west. To address privacy concerns, the owner has modified the design of the proposal by eliminating 3 bachelor units on the second/third/fourth levels and replacing them with 3 bed/sitting units, which would be located on a proposed fifth level. Also on this partial fifth level would be an additional 5 bed/sitting units, 2 one-bedroom units and a larger lounge area. This redesign allows for a number of windows to be removed from the west elevation. The remaining windows (lounge areas) on this elevation would use a semi-transparent glazing that would obscure vision but still allow light to pass through. In addition, the building would be set back at the fifth floor level to provide terracing to the south. The previous proposal requested a four storey building (19.5 m, measured to the highest point of the roof) which included an enclosed indoor amenity space and a mechanical penthouse above the fourth storey. The height of the redesigned building would be 19.5 m, measured to the highest point of the parapet (extension of the wall at the edge of the roof). The Official Plan requires that new buildings should provide an appropriate fit to the existing and planned context of the area. The applicant submitted a Sun/Shadow Comparison Study that concludes the proposed height and massing of the building would not unduly impact the closest low-scale residential area to the west and would allow for adequate access to light and maintain privacy. Further analysis of this study is provided below in the "Sun and Shadow" section to this report.


Sun and Shadow The Official Plan Mixed Use Areas development criteria in Section 4.2.2, as well as the Built Form policies of Sections 3.1.2 and 3.1.3, outline the requirements for new buildings to adequately limit shadowing on properties in adjacent lower-scale Neighbourhoods, particularly during the spring and fall equinoxes. In addition, these policies require that new buildings frame adjacent streets, parks and open spaces in good proportion. The applicant submitted a Sun/Shadow Comparison Study dated April 21, 2016, prepared by Romanov Romanov Architects Incorporated, in support of this proposal. This study depicts the shadow cast for comparative buildings on the subject site during the dates of March 21st and September 21st, for one hour intervals from 9:18 a.m. to 12:18 p.m. The comparative buildings include: the previously approved 2-storey commercial building; the original proposal for a four storey apartment building; and the current proposal for a five storey apartment building with a one storey parapet wall above the four storey portion (along the west façade). The study focused on the westerly adjacent property (single detached dwelling) to this development. The study found:

• At 9:18 a.m. - all three comparative building structures cast a shadow onto the dwelling as well as onto the front and east side yards of the property;

• At 10:18 a.m. – the 2-storey building cast a shadow along the east side of the property whereas the shadow from the two larger buildings moves onto a portion of the dwelling and along the east side;

• At 11:18 a.m. – all three comparative building structures cast a partial shadow on the east side of the property; and

• At 12:18 p.m. – no shadows are cast onto the property. Overall, this redevelopment would introduce some additional shadowing impacts on the neighbouring property to the west. The shadowing would fall onto the front and east side yards of the existing dwelling and move quickly throughout the morning period. Planning staff are of the opinion the projected shadow impacts would be acceptable. Staff are of the opinion the proposed height and massing of the development are appropriate and conform to the Official Plan.

Landscape Open Space and Amenity Space Landscaped open space is proposed along the Albion Road frontage which will serve to extend, enhance and complement the public realm in this location. In addition, a landscaped area would be provided along the west and south lot lines of the subject site. Proposed on-site amenities would include a games/reading room and a fitness room located on the ground floor, lounge areas on the second/third/fourth levels, and a roof-top terrace with an adjoining enclosed lounge area for the building's residents and their visitors.


Should the application be approved, the Site Plan Control process would provide City staff with an opportunity to review, in more detail, matters such as grading, landscaping, screening and/or fencing, parking area lighting, street planting, pedestrian linkages and building design, including the incorporation of features that are specifically designed for seniors. Traffic Impact, Access and Parking The applicant submitted a Letter of Reliance (for traffic and parking), dated July 24, 2015, prepared by Cole Engineering, in support of this proposal. This report is an update from their original study, dated September 6, 2012. The letter indicates that the original proposal for 60 senior units would generate less trips than the previously approved commercial/medical building. The current proposal for 67 seniors' units would generate a nominal increase in trip generation from the original proposal. On this basis, Transportation Services staff are of the opinion that the forecast traffic generated by the current proposal is not expected to negatively impact the level of service along Albion Road. Further, in order to facilitate westbound-to-southbound left-turn vehicles entering the subject site from Albion Road (at the proposed access driveway), Transportation Services staff have requested the installation of pavement markings for a new left turn lane on Albion Road. The applicant has previously provided the funds (under the previous Site Plan Control application No. 11 276560 WET 01 SA) for the installation of the pavement markings. These funds would be transferred and secured through the Site Plan Control process for the current proposal, should the application be approved.

Vehicular Parking The Letter of Reliance (for traffic and parking) in support of this proposal, proposes parking for the development in accordance with the requirements of City-Wide Zoning By-law No. 569-2013 for institutional uses. On this basis, the parking to be provided would be at the following minimum ratios:

• 3 bachelor seniors' units at 0.3 space per dwelling unit = 0.9 spaces • 8 one-bedroom seniors' units at 0.3 space per dwelling unit = 2.4 spaces

Total vehicle parking required for the proposed building = 3 spaces The current proposal provides a total of 22 parking spaces (for residents and visitors) proposed within the at-grade parking lot, which satisfies the above total parking supply requirement. The vehicular parking space requirement is included in the proposed Draft Zoning By-law Amendment included as Attachment 6 to this report. The parking space design and layout and vehicular site circulation would be reviewed in detail through the Site Plan Approval process, should the application be approved.


Servicing The applicant submitted a Functional Servicing and Stormwater Management Design Brief dated September 2016, prepared by Masongsong Associates Engineering Limited, in support of this proposal. The objective of this report was to identify the municipal servicing and stormwater management requirements for this development and to demonstrate how each service would be accommodated by existing infrastructure along Albion Road. Engineering and Construction Services staff have reviewed this report. It has been determined that no further analysis is required. The proposed new connections to existing infrastructure would adequately accommodate this development.

Open Space/Parkland The Official Plan contains policies to ensure that Toronto’s system of parks and open spaces are maintained, enhanced and expanded. Map 8B of the Official Plan shows the local parkland provisions across the City. The subject property is in an area with 1.57 to 2.99 ha of local parkland per 1,000 people. The site is in the second highest quintile of current provision of parkland. The site is not in a parkland acquisition priority area, as per Chapter 415, Article III, of the Toronto Municipal Code. The application proposes a new five storey apartment building consisting of 67 senior rental units with a total residential gross floor area of 4,325 m2. For sites that are outside of the parkland acquisition priority areas, as identified in the Toronto Municipal Code, the residential use is subject to a 5% parkland dedication. In total, the parkland dedication requirement is 130 m2. The applicant proposes to satisfy the parkland dedication requirement through cash-in-lieu payment. Parks, Forestry and Recreation staff advise this is appropriate as the rear portion of the site (730 m2) is to be conveyed to the Toronto and Region Conservation Authority to enhance the overall functionality of Thistletown Park to the south of the subject site. The actual amount of cash-in-lieu to be paid will be determined by Facilities and Real Estate staff at the time of issuance of building permit. Ravine Control The rear portion of the property abuts Thistletown Park and is subject to the Ravine and Natural Feature Protection (RNFP) By-law. The Site Plan illustrates the top of bank and an "Area of Undisturbed Land" (730 m2). TRCA staff have requested that this "Area of Undisturbed Land" be conveyed to the City of Toronto and be included in the Draft Zoning By-law. It should be noted this 730 m2 natural buffer area would retain its Public Open Space zoning in the amended Zoning By-law (see Attachment 6 – Draft Zoning By-law Amendment). In addition, TRCA has requested a maintenance easement over the lands measuring a minimum width of 5 m between Albion Road and the conveyed lands. Further, in accordance with Ontario Regulation 166/06, a permit is required from the TRCA if in the opinion of the authority, the control of flooding, erosion or the conservation of land may be affected by the development.


This report recommends that the owner shall make arrangements satisfactory to the Toronto and Region Conservation Authority for the land conveyances before the necessary Bills to enact the proposed Draft Zoning By-law Amendment are introduced to City Council, should the application be approved.

Toronto Green Standard On October 27, 2009 City Council adopted the two-tiered Toronto Green Standard (TGS). The TGS is a set of performance measures for green development. Tier 1 is required for new development. Tier 2 is a voluntary, higher level of performance with financial incentives. Achieving the Toronto Green Standard will improve air and water quality, reduce green house gas emissions and enhance the natural environment. The applicant is required to meet Tier 1 of the TGS. Tier 1 performance measures include reducing the urban heat island effect through pavement and roofing materials to lower ambient surface temperature, protecting and enhancing tree growth and the use of native plant species to encourage biodiversity and providing stormwater retention and water quality measures through the requirement of an acceptable stormwater management report. Should the application be approved, the Draft Zoning By-law Amendment would secure performance measures for the following Tier 1 development features: Automobile Infrastructure, Cycling Infrastructure and Storage and Collection of Recycling and Organic Waste. Other applicable TGS performance measures would be secured through the Site Plan Control process, should the application be approved.

Tree Preservation City of Toronto By-laws provide for the protection of trees situated on both private and City property. An Arborist Report submitted in support of the application indicates that the proposed development would require removal of 1 protected private tree that would be in direct conflict with the proposed building. Urban Forestry staff have advised that an Application to Injure or Destroy Trees has been submitted for the removal of the subject tree and a Tree Removal Permit has been issued previously in association with Site Plan Control Application No. 11 276560 WET 01 SA. Further, the applicant is proposing 4 new trees on the city road allowance and several new trees on the subject site. The number and location of trees on-site and on the public boulevard would be finalized through the Site Plan Control process, should the application be approved.

Conclusion Staff are recommending that the application to amend the Zoning By-law be approved by City Council. The revised proposal would result in the redevelopment of the lands with a five storey apartment building targeted at seniors within a Mixed Use Areas designation. The


rezoning of the lands would replace the existing commercial uses with institutional uses (which previously existed on the subject site) and would conform to the Official Plan. The scale and character of the development would achieve an appropriate fit with the surrounding local context and would provide for an appropriate building setback to the natural heritage system. CONTACT Sabrina Salatino, Planner Tel. No. (416) 394-8025 Fax No. (416) 394-6063 E-mail: [email protected] SIGNATURE _________________________ Neil Cresswell, MCIP, RPP Director, Community Planning Etobicoke York District ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations Attachment 3: Official Plan Attachment 4: Zoning (Former City of Etobicoke Zoning Code) Attachment 5: Application Data Sheet Attachment 6: Draft Zoning By-law Amendment


Attachment 1: Site Plan


Attachment 2: Elevations



Attachment 3: Official Plan


Attachment 4: Zoning (Former City of Etobicoke Zoning Code)


Attachment 5: Application Data Sheet

Application Type Rezoning Application Number: 15 225699 WET 01 OZ Details Rezoning, Standard Application Date: September 21, 2015

Municipal Address: 1155 ALBION ROAD Location Description: PLAN 6 PT LOTS 6 7 & 8 CON A PT LOT 33 RP 64R4436 PART 1 **GRID W0104 Project Description: Proposed amendment to the Zoning By-law to permit the development of the lands at 1155

Albion Road with a five storey apartment building. The proposed development would contain a total of 67 residential units for seniors and would result in a Floor Space Index of 1.7 times the area of the lot. A total of 22 surface parking spaces are proposed.

Applicant: Agent: Architect: Owner:

BELL WALL INT'L CONSTRUCTION LTD.

NASEER AHMAD GORAYA

ROMANOV ROMANOV ARCHITECTS INC.

BELL WALL INT'L CONSTRUCTION LTD.

PLANNING CONTROLS

Official Plan Designation: Mixed Use Areas Site Specific Provision: By-law No. 236-2013 Zoning: CL and OS Historical Status: N/A Height Limit (m): 2-storeys Site Plan Control Area: Yes

PROJECT INFORMATION

Site Area (sq. m): 2,590.5 Height: Storeys: 5 Frontage (m): 43 Metres: 19.5 Depth (m): 60 Total Ground Floor Area (sq. m): 558 Total Total Residential GFA (sq. m): 4,325 Parking Spaces: 22 Total Non-Residential GFA (sq. m): 0 Loading Docks 1 Total GFA (sq. m): 4,325 Lot Coverage Ratio (%): 22 Floor Space Index: 1.7

DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion)

Tenure Type: Above Grade Below Grade Rooms: 56 Residential GFA (sq. m): 4,324.2 0 Bachelor: 3 Retail GFA (sq. m): 0 0 1 Bedroom: 8 Office GFA (sq. m): 0 0 2 Bedroom: 0 Industrial GFA (sq. m): 0 0 3 + Bedroom: 0 Institutional/Other GFA (sq. m): 0 0 Total Units: 67

CONTACT: PLANNER NAME: Sabrina Salatino, Planner TELEPHONE: (416) 394-8025


Attachment 6: Draft Zoning By-law Amendment

Authority: Etobicoke York Community Council Item ##, as adopted by City of Toronto Council on ~, 2017

CITY OF TORONTO

Bill No. ~ BY-LAW No. XXXX-2017

To amend Chapter 320 and 324 of the Etobicoke Zoning Code with respect to lands

located on the south side of Albion Road, west of Islington Avenue, known municipally as 1155 Albion Road

Whereas Council of the City of Toronto has the authority to pursuant to Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, to pass this By-law; and Whereas Council of the City of Toronto has provided adequate information to the public and has held at least one public meeting in accordance with the Planning Act; and Whereas the matters herein set out are in conformity with the Official Plan for the City of Toronto Planning Area; and Whereas the owner of the lands hereinafter referred to has elected to provide the facilities, services and matters, as hereinafter set forth; and Whereas the increases in the density or height permitted hereunder, beyond those otherwise permitted in the aforesaid lands by By-law 236-2013, is permitted in return for the provisions of the facilities, services and matters set out in this By-law which is secured by one or more agreements between the owner of the land and the City of Toronto. The Council of the City of Toronto enacts: 1. The Zoning Map referred to in Section 320-5, Article II of the Etobicoke Zoning

Code, originally attached to Township of Etobicoke By-law No. 11737 (Etobicoke Zoning Code), and attached as Schedule 'A' to Zoning By-law 236-2013 be and the same are herby amended by changing the classification of the lands located in the former Township of Etobicoke as described in Schedule 'A', attached hereto, from Commercial Limited (CL) to Institutional (I).

2. Notwithstanding By-law 236-2013, the following provisions and development

standards shall now be applicable to the lands described in Schedule 'A', attached hereto.


3. Definitions The provisions of Section 304-3 Definitions of the Etobicoke Zoning Code shall apply unless inconsistent with the provisions of this By-law. For the purposes of this By-law the following definitions shall apply: "Building Envelope" – shall mean the building area permitted within the setbacks established in this By-law, as shown on Schedule 'B', attached hereto. "Established Grade" – shall mean 149.5 meters Canadian Geodetic Datum. "Gross Floor Area" – shall mean the aggregate of the areas of each floor, measured between the exterior faces of the exterior walls of the building or structure at the level of each floor, but excluding the basement area. "Height" – shall mean the vertical distance between Established Grade of the Lot and the highest point of the building, but excluding: (a) architectural features, eaves, elevator overruns, green roof elements, guardrails, landscaping, lighting rods, mechanical equipment and any associated enclosure structures, parapets, railings and dividers, roof drainage, screens, stairs, stair enclosures, trellises and window washing equipment to a maximum of 3 m. "Lot" – shall mean the parcel of land outlined by heavy lines in Schedule 'A', attached hereto. "Minor Projections" – shall mean minor building elements which may project from the main wall of a building into required setbacks beyond the Building Envelope, including art and landscape features, awnings and canopies, balconies, balustrades, cornices, decks, doors, eaves, fences, guardrails, light fixtures, ornamental elements, parapets, patios, pillars, planters, railings, screens, site servicing features, stairs, terraces, trellises, ventilation shafts, wheelchair ramps, window sills, and Window Boxes to a maximum projection of 1.5 meters. "Window Boxes" – shall mean a projected portion of an exterior wall of a building containing vertical windows perpendicular to the plane of the projected wall. 4. Permitted Uses Notwithstanding the provisions of Section 320-34 and 320-35C., the following regulations shall be permitted on the lands designated Institutional (I) on the Lot: (a) Senior Citizens' Apartment Building; (b) Senior Citizens' Retirement Home Facility; and


(c) Long-Term Care Facility. 5. Gross Floor Area A maximum of 4,325 square meters of Gross Floor Area shall be permitted on the Lot. 6. Maximum Density The maximum total Floor Space Index (FSI) permitted on the Lot shall be 1.7. 7. Number of Units A maximum of 67 seniors' units shall be permitted on the Lot. 8. Maximum Coverage The maximum lot coverage permitted on the Lot shall be 22% times the area of the lot. 9. Maximum Height (a) The maximum building Heights to be permitted on the Lot shall be shown following the letter Ht as shown on Schedule 'B', attached hereto. (b) In addition to the foregoing clause, the maximum building Heights permitted on the Lot, as shown on Schedule 'B', attached hereto, shall exclude architectural features, eaves, elevator overruns, green roof elements, guardrails, landscaping, lighting rods, mechanical equipment and any associated enclosure structures, parapets, railings and dividers, roof drainage, screens, stairs, stair enclosures, trellises and window washing equipment. 10. Setback Requirements (a) No portion of any building or structure which is located above the finished exterior ground level immediately adjoining such building or structure within the Lot shall be located other than within the Building Envelope as shown on Schedule 'B', attached hereto. (b) Art and landscape features, awnings and canopies, balconies, balustrades, cornices, decks, doors, eaves, fences, guardrails, light fixtures, ornamental elements, parapets, patios, pillars, planters, railings, screens, site servicing features, stairs, terraces, trellises, ventilation shafts, wheelchair ramps, and window sills may extend beyond the Building Envelope as shown on Schedule 'B', attached hereto.


(c) Window Boxes occupying a maximum of 10% of the surface area of the wall to which the minimum yard requirement applies, may extend beyond the Building Envelope, as shown on Schedule 'B', attached hereto. 11. Parking and Loading Requirements Notwithstanding the provisions of Section 320-18D.(7): (a) Vehicular parking shall be provided on the Lot at a minimum rate of 0.3 parking spaces for each unit. (b) One loading space shall be provided on the Lot with a dimension of 13.0 meters in length by 4.0 meters in width. 12. Where the provisions of this By-law conflict with the provisions of the Etobicoke Zoning Code, the provisions of this by-law shall apply. 13. Notwithstanding the conveyance or dedication of any portion of the lands shown on Schedule 'A' for municipal purposes, the lands shall be deemed to include such conveyances or dedications for the purpose of compliance with the provisions of this by-law. 14. Chapter 324, Site Specifics, of the Etobicoke Zoning Code, is hereby amended to include reference to this by-law by adding the following to Section 324-1, Table of Site Specific By-laws. BY-LAW NUMBER AND ADOPTION DATE

DESCRIPTION OF PROPERTY

PURPOSE OF BY-LAW

_____-2017 _____________, 2017

Lands located on the south side of Albion Road, west of Islington Avenue, municipally known as 1155 Albion Road

To permit a retirement home containing 4,325 square metres of Gross Floor Area

ENACTED AND PASSED this ~ day of ~, A.D. 2017 JOHN TORY, ULLI S. WATKISS, Mayor City Clerk (Corporate Seal)



Documents

1155 Albion Road - Zoning By-law Amendment Application ...€¦ · This application proposes to amend Site Specific Zoning By-law No. 236-2013 to permit the development of the lands