January 6, 1999
To:Chairman and Members, Etobicoke Community Council
From:Karen V. Bricker, MCIP, Director of Community Planning, West District
Subject:PRELIMINARY EVALUATION REPORT
Amendment to the Official Plan and Zoning Code
Wittington Properties Limited
South side of Burnhamthorpe Crescent
File No. Z-2283
(Kingsway-Humber)
Purpose :
To provide preliminary comments on an application by Wittington Properties Limited, received December 18, 1998, to
amend the Kipling/Islington Secondary Plan designation and zoning of the subject site to accommodate a residential
condominium project with two buildings (14 and 12 storeys) and 172 units.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. No impacts on capital or operating budgets have been identified.
Recommendation:
It is recommended that:
(1)this report be received and that the application continue to be circulated.
(2)following the submission of supporting studies and when a staff report is available, a public meeting to consider the
application be scheduled.
Comment:
Reason for Application:
The site is an assembly of four properties; three contain detached residential dwellings and one contains an unpaved surface
parking area. The lands are located on the south side of Burnhamthorpe Crescent, east of Burnhamthorpe Road and north of
Dundas Street, between the Islington United Church and the Royal Bank. The site is designated Low Density Residential in
the Kipling/Islington Secondary Plan and is zoned Second Density Residential (R2) by the Etobicoke Zoning Code. The
applicant is seeking amendments to permit a high density residential condominium development consisting of two point
block towers of 42 and 45 meters (12 and 14-storeys), with a total of 172 units.
In support of the application, the applicant will be submitting a sun/shadow study, transportation impact study and a full
Site Plan application submission.
In order to permit the application a redesignation of the site from Low Density Residential to High Density Residential with
site specific policies permitting the densities contemplated would be required. In addition, the zoning of the site would need
to be amended to Sixth Density Residential (R6).
Project Information:
Existing Use:Unpaved surface parking and three detached residential dwellings
Official Plan:Low Density Residential (Kipling/Islington Secondary Plan)
Zoning:Second Density Residential (R2)
Site Area: 0.5 ha
Gross Floor Area:2 082 m2
Floor Space Index: 4.25
Total Units: 172
Density: 335 uph
Issues:
No city-wide issues have been identified. Local issues that must be addressed by the applicant include the following:
height, density and massing issues; urban design issues (site and height/built form relationships); transportation issues
(access, parking, on-site circulation and off-site parking impacts).
Status:
The application is in circulation; however, supporting traffic and shadow studies must be submitted. A staff report is
expected to be available in the spring of 1999. A community meeting may be held prior to the staff report being prepared, if
deemed necessary be the Ward Councillors.
Contact Name:
Paul Zuliani, Area PlannerTel: (416) 394-8230
Community Planning, West DistrictFax: (416) 394-6063
Karen V. Bricker, MCIP
Director of Community Planning,
West District
