September 16, 1998
To:Chairman and Members, Etobicoke Community Council
From:Karen V, Bricker, MCIP, Director, Community Planning, West District
Subject:Supplementary Report
Lavington Properties
5 Lavington Drive
File No: Z-2250 (Kingsway-Humber)
Purpose:
To respond to a request from the Etobicoke Community Council for a further report to verify whether or not the Property
Use Section of the Urban Development Department has received any complaints about the condition of the subject
property; and, to address questions raised during the public meeting regarding the ability of the plaza to comply with
parking standards and comments from the Toronto Police Department.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. There are no impacts on capital or operating budgets.
Recommendation:
It is recommended that the following report be received for information.
Background:
On June 24, 1998, a public meeting was held to obtain the views of surrounding residents and property owners regarding a
rezoning application, submitted by Lavington Properties, to permit 12 residential apartment units and a second floor
addition in connection with the existing commercial plaza located at 5 Lavington Drive (Exhibit No.1).
During the meeting area residents expressed strong concerns regarding the lack of property maintenance, particularly with
respect to loose garbage on-site, graffiti, snow removal, boulevard parking, after-hours activity and lack of parking. Those
residents in attendance generally felt that the proposal to introduce residential units onto the site would only aggravate these
concerns.
The Etobicoke Community Council requested staff to report on the complaints received by the Property Use Division on
the condition of the property and to confirm if the plaza presently complies with parking standards. Staff were also
requested to contact the Toronto Police Department for comment on the application
Comment:
The applicant, Lavington Properties, purchased the plaza in 1988. Since that time, the Property Use Division of the Urban
Development Department has received one complaint. In January, 1991, a complaint was received regarding the storage of
an inoperative vehicle on site. A Notice of Violation was sent to the applicant and the vehicle was removed within seven
days. No further complaints regarding site maintenance have been received.
With respect to parking, the property is zoned Planned Commercial Local (CPL) which requires parking to be provided at
the rate of 5.5 spaces per 93 m2 (1,000 sq.ft.) of commercial floor area. Therefore, the amount of parking required for the
existing commercial plaza, based on 1 585 m2 (17,061 sq.ft.) of commercial floor space, is 94 parking spaces. The plaza is
currently striped to provide a total of 61 spaces, a shortfall of 33 spaces.
Transportation Planning staff are of the opinion that the parking ratio of 5.5 spaces per 93 m2 of commercial floor area is
onerous for a facility of this size and suggest that a requirement of 3 spaces per 93 m2 would be more appropriate. The
current proposal would result in a 403 m2 (4,340 sq.ft.) addition to the plaza residential purposes and the conversion of the
existing second floor commercial areas into residential units. As a result, the parking breakdown for the proposal would be
as follows:
Parking Requiredcommercial31 spaces (based on 3 spaces/93m2)
residential12 spaces
total43 spaces
Parking Proposedcommercial37 spaces
residential12 spaces
total49 spaces
surplus 6 spaces
Staff note that, although the plaza is currently providing 61 parking spaces, a number of these spaces are substandard with
respect to stall size and drive aisle access. The 49 parking spaces proposed in connection with the proposed addition and
residential uses would comply with zoning code requirements.
The Toronto Police Department has verbally advised that they are aware of the existing residential units in the plaza and
have no concerns with the proposed expansion of the plaza and additional residential units. A member of the Police
Department will be in attendance at the public meeting to answer any additional questions.
Conclusions:
That this report be received for information.
Contact Name:
Jacquelyn Daley, Tel: (416)394-8229
Planner, Development and DesignFax: (416)394-6063
Karen V. Bricker, MCIP
Director, Community Planning
West District Office
