April 16, 1999
To:Chair and Members, Etobicoke Community Council
From:Karen V. Bricker, MCIP
Director of Community Planning, West District
Subject:Preliminary Report
Amendments to the Zoning Code
Scarlett Gate Development Inc.
200 Royal York Road
File No: Z-2292(Lakeshore -Queensway)
Purpose:
To provide preliminary comments on the processing of an application received on March 26, 1999, from Scarlett Gate
Development Inc. to amend the Commercial (C - Mimico) zoning provisions applicable to a vacant parcel of land
municipally known as 200 Royal York Road, to permit 9, freehold townhouse units.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. There are no impacts on capital or operating budgets.
Recommendations:
It is recommended that:
(1)this report be received, and that the application continue to be processed.
(2)upon completion of a Planning staff report, a public meeting to consider the application be scheduled for a meeting of
Community Council.
Comment:
The site is located on the west side of Royal York Road at Vanevery Street and is designated Commercial - Residential
Strip in the Official Plan (Exhibit No. 1). A service station formerly occupied the site but the structure was demolished in
1991. The proposed townhouse units would be located up to the Royal York Road frontage, with parking provided by way
of a detached structure containing garages for the individual units, located at the rear of the site. Access to the single car
garages would be via a mutual drive off of Vanevery Street. Amenity areas would consist of private rear yards with
individual decks (Exhibit No. 2).
The applicant is presently seeking amendments to the Commercial (C - Mimico) zoning provisions applicable to this site. In
order to permit the introduction of the proposed townhouse use, a site specific amendment would be required which would
have to address matters of height, number of units, setbacks, parking, landscape open space and the mix of uses permitted.
In order to address the Official Plan policies for Commercial - Residential Strip designations, staff have encouraged the
applicant to design the project in a manner adaptable to accommodating either a live-work arrangement or allow for
possible conversion to commercial uses on the ground floor. The current submission includes a separate access to the
basement of each of the units from the Royal York Road frontage. Staff will be reviewing options with the applicant to
achieve a commercial - residential mix.
Project Information:
| Existing Use: |
Vacant |
| Official Plan: |
Commercial - Residential Strip |
| Zoning Code: |
Commercial (C - Mimico) |
| Gross Site Area: |
0.17 ha (0.425 ac) |
| No. Of Units: |
9 |
| Gross Floor Area: |
1 300 m² (13, 990 ft²) |
Issues:
No city wide issues have been identified. Local issues include: integration within the neighbourhood context (i.e.
commercial mix along Royal York Road frontage), on-site amenity space, urban design, access/egress, parking supply
(including visitor) and soil remediation.
Status:
The application is in circulation and a staff report is expected to be available in the fall of 1999. The Public Meeting will be
held by Etobicoke Community Council and will be scheduled at the earliest possible date following receipt of the staff
report. The Ward Councillors have tentatively scheduled a Community Meeting for May 18, 1999.
Contact Name:
Richard Kendall, Principal Planner Tel: (416) 394-8227
Community Planning, West DistrictFax: (416) 394-6063
Karen V. Bricker, MCIP
Director of Community Planning, West District
