October 26, 1998

To:North York Community Council

From:Bryan W. Tuckey

Director, Community Planning, North District

Subject:OFFICIAL PLAN AND ZONING AMENDMENT APPLICATION

UDOZ-95-21

Dangreen Properties Inc.

Northeast corner of Bayview Avenue and Sheppard Avenue East

Part Lot 16, Concession 2, E.Y.S.

WARD 12 - Seneca Heights

Purpose:

The purpose of this report is to advise Council of the community meeting held on October 7, 1998 on the Preliminary Evaluation Report (Schedule "A"), considered by Community Council at its July 22, 1998 meeting. The report, dated July 8, 1998, was referred back to staff to be brought forward after further consultation with the community in conjunction with the local Councillors.

Recommendation:

It is recommended that:

(1)The principles of development from the staff report dated July 8, 1998, as modified in the attached Appendix "A" to this report, be adopted.

Background:

At the July 22, 1998 meeting, Community Council considered a Preliminary Evaluation Report which established principles of development for an evaluation of an application filed by Dangreen Properties Inc. and within the context of a comprehensive development concept for the Bayview Village Shopping Centre Block. Community Council recommended that further community consultation on this report occur in conjunction with the local Councillors. After this consultation, the pinciples of development for Dangreen properties were to be brought back to Community Council for endorsement. This will allow the continued processing of the application in keeping with established principles.

Discussion:

A community meeting was convened on October 7, 1998. At that meeting, concerns were expressed about the proposed development by residents in the area and a tenant of the Bayview Village Shopping Centre. A summary of the comments and concerns raised at this meeting are included as Appendix "B".

The principles of development for this block will address issues raised at the meeting. Others, such as the impact of the proposed Dangreen building on the Teagarden Court residents (shadowing, privacy, other development interests in the area and the signalization for the TTC bus loop) and the impact on existing commercial uses at the Bayview Village Shopping Centre, will be considered as part of staff's evaluation of the application. To this end, a new principle of development has been included which addresses urban design related concerns of the residents on Teagarden Court.

One of the principles recommended in the July 8, 1998 report considered by Community Council was that based on an appropriate parking demand analysis, reduced parking requirements should be supported. The applicant advised at the community meeting that their intention is to provide the full parking requirements as described in By-law 7625 and this development principle has been deleted.

Conclusions:

The concerns raised by the residents at the meeting will be considered by staff in their evaluation of development on this block. Development of the northeast corner of Bayview Avenue and Sheppard Avenue East and on the Bayview Village Shopping Centre site should proceed on the basis of the comprehensive block development concept and principles of development from the July 8, 1998 report as modified in the attached Appendix "A" to this report.

Contact Name:

Ruth Lambe, Senior Planner

Telephone: (416) 395-7110

______________________________

Bryan W. Tuckey

Director, Community Planning, North District

Appendices

Appendix "A"Principles of Development

Appendix "B"Summary of October 7, 1998 Community Meeting

Schedule "A"July 8, 1998 Preliminary Evaluation Report (Considered by Community Council on July 22, 1998)

Appendix "A"Principles of Development

Development of the northeast corner of Bayview Avenue and Sheppard Avenue East and on the Bayview Village Shopping Centre site proceed on the basis of the comprehensive block development concept which illustrates the following principles of development:

Land Use Principles

a)Intensification of this block should be a municipal objective.

b )Intensification should be coordinated to achieve the following:

(i)coordinated site circulation which makes use of both Bayview Avenue and Sheppard Avenue East,

(ii)phased development without disruption to the operational requirements of the intersection, local traffic patterns, and

(iii)continued viability of the shopping centre.

c)Priority should be given to directing new development to the corner of Bayview Avenue and the Sheppard Avenue East.

d)There should not be an adverse impact on existing community services and facilities, transportation facilities and municipal servicing capacity as a consequence of new development.

e)Mixed use development should be permitted on both the Dangreen and Orlando sites.

f)All facilities necessary to achieve the subway station design should be accommodated.

g)Visitor parking on the Dangreen site required to meet the parking requirements for the Bayview Mews should be relocated on the Orlando site if possible.

h)A maximum FSI of 3.5 should be permitted on the Dangreen site.

i)There should be no change to the Commercial FSI 1.0 to 1.5 permitted on the Orlando site.

j)A minimum of 1.5 m² of private indoor and outdoor recreational space per residential dwelling unit should be provided by new development.

Urban Design Principles

Massing

k)To minimize the massing impacts of the Dangreen site, the distribution of density on both the Dangreen and Orlando sites should limit the height of any development to no more than 15 storeys, terraced down to the north and east ends of the buildings.

l)The height and mass of development should relate to a pedestrian scale that balances the street width with the scale of the street edge. The buildings fronting onto Sheppard Avenue East should be terraced up from the street and south from Bayview Mews. Terracing, and the opportunities for creative architectural treatment of the subway station main entrance should result in a built form that enhances the Sheppard Avenue East and Bayview Avenue street edge.

m)The massing of the proposed building on the Dangreen site should address appropriate yard setbacks along the Bayview Avenue frontage with particular regard to sun and shadowing, pedestrian comfort and privacy impacts on the stable residential area of Teagarden Court.

n)The massing and design of the Dangreen and Orlando developments should complement each other.

Coordination with Subway Construction

o) The distribution of new density should be consolidated around the Bayview subway station, and should provide appropriate transitions in density, height and massing toward the Bayview Mews development and the residential uses on the west side of Bayview Avenue.

p) Development should take advantage of subway station accessibility.

q)Development on the Dangreen site should be integrated with the design of the Bayview subway station and should be of a suitable built form with a direct pedestrian connection to the station.

r)Massing and location of development should be coordinated with the location of TTC structures.

Pedestrian Environment

s)Recognizing the encroachments into the streetscape for the subway station facility, new development should implement the Sheppard Avenue Streetscape Design Concept, including a five metre yard setback from the Sheppard Avenue street line.

t)A yard setback along Bayview Avenue also should be provided.

u)There should be pedestrian access through the Dangreen development (from the northeast corner of Bayview Avenue and Sheppard Avenue East) to the property line of the Bayview Village Shopping Centre. Orlando Corporation should permit pedestrian access onto their property.

v)The streetscape treatment should address both the Bayview and Sheppard Avenue building frontages.

w)Building height and massing should minimize excessive shadowing, wind or snow drifting effects within the block, along the streets and within open space areas, in keeping with the Pedestrian Comfort Guidelines in the Official Plan. The wind conditions in outdoor areas of these developments should be compatible with outdoor activity. This should be determined by a wind study, which should be required for this development, as outlined in the Pedestrian Comfort Guidelines in the Official Plan.

Transportation and Parking

x)A traffic impact study should be required which considers traffic access requirements from both developments in and around the site and traffic impacts on Bayview Avenue and Sheppard Avenue East (including those of the TTC).

y)There should be coordinated and integrated access and egress to Bayview Avenue (at the Teagarden Court alignment) and to Sheppard Avenue East, and site circulation on both sites even if developed separately.

Community Consultation

z)Upon finalization of the plans for Dangreen and Orlando, massing and design details will be discussed in a public forum.

Appendix "B"Summary of October 7, 1998 Community Meeting

The following is a summary of the comments and concerns raised at the October 7, 1998 Community Meeting for the Dangreen and Orlando properties located at the northeast corner of Bayview Avenue and Sheppard Avenue East.

1.Teagarden Court residents expressed concerns that the massing of the proposed building on the Dangreen site would affect their views and privacy, shadow their properties and affect their accessibility to the mall.

The architect for the project responded to the shadowing concerns through the use of diagrams which showed that there would not be shadowing on the Teagarden properties at the times and dates normally assessed. The location of the pedestrian access to the mall was identified.

Staff advised the residents that their concerns would be taken into account in the evaluation of the application. In addition to shadowing, staff will look at privacy and other interests in the area, including the proposed development on Clairtrell Road.

2.The setback for the Dangreen building along Bayview Avenue and the resulting area left for a sidewalk is perceived to not be wide enough to ensure the safety of pedestrians.

Staff advised the residents that the setbacks along both the Bayview Avenue and Sheppard Avenue frontages will be reviewed during the evaluation of the application.

3.A tenant of Bayview Village Shopping Centre (Sunshine's Restaurant) questioned how the new development will fit with the existing commercial uses at Bayview Village Shopping Centre and wanted to know the effect of shadowing on the restaurant.

Staff advised that the evaluation of the application will consider the impacts of the proposal on the existing commercial uses at the mall.

5.Pedestrian comfort, particularly the effects of winds, was also identified as a concern.

Staff advised that pedestrian comfort will be addressed during the evaluation of the application at the site plan approval stage. For projects along Sheppard Avenue, certification of climatic conditions for new development is required prior to approval.

6.The proposed TTC bus loop and its effect on Teagarden Court residents for egress from their street was also raised.

The residents were advised that City staff, including TTC staff, are currently reviewing how the bus loop, the traffic signal and Teagarden Court will function.

7.The residents asked about the tenure for the building.

The applicant confirmed that the building would be condominium ownership.

8.The timing of the project was raised, particularly when the residential building might be constructed.

The applicant advised that prior to their project being constructed, the TTC subway station would have to be built. Construction of the residential building is estimated for September 2000 at the earliest.