September 2, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:PRELIMINARY EVALUATION REPORT
ZONING AMENDMENT APPLICATION
1261075 Ontario Inc. (Tor-bel Group)
906 Sheppard Avenue West,
Lot 7, R.P. 3103 and Lot 16, Conc. 2 W.Y.S.
Ward 8 - North York Spadina
UDZ-98-20
Purpose:
The purpose of this report is to describe a new application that has been submitted for lands located at the north east corner
of Sheppard Avenue West and Wilson Heights Boulevard (Schedule A). The zoning amendment application proposes a 5
storey, 80 unit condominium apartment building with ground floor commercial.
Financial Implications:
Not applicable.
Recommendations:
It is recommended that:
(1)staff, in consultation with the local Councillors, schedule a Community Consultation Meeting; and,
(2)staff prepare a final report evaluating the proposal as set out in this report and provide notice of the Statutory Public
Meeting at the appropriate time.
Background:
Proposal:
The application proposes a zoning by-law amendment to permit a 5-storey, 80 unit condominium apartment building with
ground floor commercial uses on lands located at the north east corner of Sheppard Avenue West and Wilson Heights
Boulevard. There is currently an Esso Station located on the south half of the site while the north half of the site is vacant.
The pertinent statistics are as follows:
| Site Statistics |
|
| Land Area |
0.393 ha (0.971 acres) |
| Proposed Gross Floor Area |
8,003.95 m² |
| Proposed Density
- Floor Space Index (F.S.I.) |
2 |
| Proposed Parking |
130 parking spaces |
Official Plan and Zoning:
The lands are designated Sheppard West Commercial (SW-COM) under the Sheppard West\Dublin Secondary Plan and
zoned General Commercial (C1) (Schedules A and B).
Discussion:
The lands are located at the north east corner of Sheppard Avenue West and Wilson Heights Boulevard within the Sheppard
West\Dublin Secondary Plan. The proposed development is similar to the applicant's development that is currently under
construction across the street on the south east corner of Sheppard Avenue West and Wilson Heights Boulevard.
Sheppard West\Dublin Secondary Plan:
(a) Land Use:
The Sheppard West Commercial designation encourages a wide mix of uses, including multiple-family residential, retail
and service commercial, office and institutional. The proposed residential and commercial uses are consistent with the
intent of the Sheppard West Commercial designation.
(b) Density
The Sheppard West Commercial designation permits a maximum density of 2 FSI. The proposed development complies
with the plan's maximum density.
(c) Height and Massing:
In order to ensure compatibility with adjacent residential lands, the Secondary Plan limits proposed buildings on lands
designated SW-COM to a maximum height of the lesser of the horizontal distance separating the building from the nearest
residential property line that coincides with the Secondary Plan boundaries, unless that boundary is a streetline (i.e. 45%
plane). In our review of the plan we will be careful to look at the relationship of this development to the stable residential
area to the north of the site on the north side of Cocksfield Avenue as well as the stable residential area adjacent to the site.
Consideration of the access controls from the site to Cocksfield Avenue will also be examined.
(d) Urban Design
Section 3.0 of the Secondary Plan sets out various development criteria and urban design principles to be met by new
developments in the Sheppard West\Dublin area, which relate to matters such as creation of pedestrian-oriented
streetscapes, location of buildings in relation to the street, boulevard treatment, buffering, signage, promotion of
underground parking, and more. Consideration will be given to ensuring that appropriate buffering measures, such as
fencing and extensive landscaping, are used to protect the adjacent residential areas along Cocksfield Avenue.
Consideration will also be given to the possibility of off-site improvements on the surplus boulevard and consideration of
whether its improvement should be assessed in the context of the overall development design and the configuration of the
intersection. A detailed summary of the Secondary Plan's urban design principles is set out under Appendix 1.
Parking:
Under the Zoning By-law the proposal requires a minimum of 157 parking spaces. The applicant is proposing to provide
137 parking spaces, a deficit of 20 parking spaces. The applicant has been requested to provide a parking demand analysis
to substantiate the reduced parking.
Site Conditions:
The site has been identified as a potential soil contaminated property because of its prior use as a gas station. The applicant
has been advised that this application will be required to be supported by any necessary studies required under the Ministry
of the Environment Guidelines for contaminated sites. Any approval of residential use on this property will be conditional
on a Record of Site Condition acknowledged by Ministry of the Environment.
City Wide Issues:
None.
Conclusions:
A final report will be prepared for the Community Council upon further review of the application for a new mixed
residential commercial building at 906 Sheppard Avenue West.
Contact Name:
Randy Jones, Planner
Phone: 395-7137Fax: 395-7155
______________________________
Bryan W. Tuckey
DIRECTOR, COMMUNITY PLANNING
NORTH DISTRICT
