This application proposed to amend the Official Plan and zoning by-laws at 49-51 Lawrence Avenue East and 84 Weybourne Crescent. The applicant submitted an application on May 5, 2015 to permit a four-storey apartment building complex on a consolidated site of three existing lots. A total of twenty-two residential units were proposed in two blocks with a shared parking garage at-grade. The total gross floor area of the proposal was 3640 square metres and twenty-two resident parking spaces were proposed.
The revised application proposes an apartment building and townhouse complex with a total of nineteen units. The units would be provided in two blocks of buildings which would be oriented parallel to Lawrence Avenue East with one building located to the south of the other. The northerly block is proposed to be an apartment building while the southern block is proposed as townhouses. The two blocks would be connected by an at-grade parking structure. The total gross floor area of the proposal is 3190 square metres and would have a Floor Space Index of 1.53.
This application has been appealed to the Ontario Municipal Board (File Number PL151111). Information on the hearing can be found here. A prehearing has been scheduled for June 17, 2016.
Staff have written a report to the June 14, 2016 meeting of North York Community Council recommending a position to take at the OMB hearing. The report can be found here.
The planning context as it relates to the Official Plan and the Zoning By-law.
The Official Plan designates the site as Neighbourhoods which are considered physically stable areas and are made up of low scale residential uses along with parks, schools and local institutions. Small-scale retail, service and office uses are also permitted. Development in Neighbourhoods is expected to “respect and reinforce” the existing physical character including building typology, size and configuration of lots, heights, massing and scale. Infill developments, such as the one proposed, should have building types with heights, massing and scale that are appropriate for the site and surrounding area.
Lawrence Avenue East is identified as a major street on Map 3 of the Official Plan. Applications for intensification along major streets in Neighbourhood designations are not encouraged. When a more intense form of development is proposed it is expected to respect and reinforce the existing physical character. When a more intense form of development along a major street has been approved, this should not be considered when assessing applications in the interior of the Neighbourhood.
The City of Toronto's Official Plan may be accessed here.
The site is currently zoned R2 Z0.6 by former City of Toronto Zoning By-law 438-86. This zone permits a density of 0.6 times the area of the lot and requires a minimum lot frontage of 15 metres.
By-law 438-86 permits a range of building types including apartment building, row house, detached house and semi-detached house. However, Restrictive Exception 12(2)8 does not permit an apartment building or a semi-detached dwelling on the site. The proposal would be classified as an apartment building under the by-law. A maximum height of 10 metres is permitted.
The site is zoned R (f7.5; d0.6)(x933) by City of Toronto Zoning By-law 569-2013 which is currently under appeal. This zone requires a minimum lot frontage of 7.5 metres and a maximum density of 0.6 times the area of the lot. A maximum height of 10 metres is permitted.
Permitted building types in the R zone are detached houses, apartment buildings, townhouses, duplexes, triplexes and fourplexes. Exception 933 states that, an apartment building is not a permitted building type and that additions above a detached dwelling must comply with the zoning setback requirements. The proposal would be classified as an apartment building under the by-law.
Zoning By-law No. 569-2013 can be accessed here.
Infill Townhouse Guidelines were approved by City Council in 2003 to address the development impacts of infill townhouses with a focus on "protecting streetscapes and seamlessly integrating new development with existing housing patterns". The Guidelines consider matters such as open spaces, building location, built form and location of parking. They also consider the interaction between the infill development and the pedestrian environment. Staff will use the Infill Townhouse Guidelines in the review of the application.
The Infill Townhouse Guidelines can be accessed here.
Revised Submission (April 2016)
Revised Submission (December 2015 and January 2016)
- Arborist Report
- Architectural Plans
- Conceptual Landscape Plan
- Draft Official Plan Amendment
- Draft Zoning By-law Amendment
- Functional Servicing and Stormwater Management Report
- Heritage Impact Assessment (September 8, 2015)
- Planning Rationale Report
- Toronto Green Standard Checklist
- Transportation and Parking Considerations Report
- Urban Design Brief