April 8, 1999
To:Chair and Members, Etobicoke Community Council
From:Karen V. Bricker, Director of Community Planning, West District
Subject:Preliminary Evaluation Report
Amendments to the Zoning Code - Queenscorp (33rd Avenue) Inc.
3531-3533 & 3535-3543 Lake Shore Boulevard West
File No: Z-2288(Lakeshore-Queensway)
Purpose:
To provide preliminary comments on the processing of an application received February 26, 1999, from Queenscorp (33rd
Avenue) Inc. to amend the Commercial zoning of 3531-3533 and 3535-3543 Lake Shore Boulevard West, to permit a
4-storey, 46-unit apartment building.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. No impacts on capital or operating budgets have been identified at this time.
Recommendations:
It is recommended that:
(1)this report be received, and that the application continue to be circulated.
(2)upon completion of a Planning staff report, a public meeting to consider the application be scheduled for a meeting of
Community Council.
Comment:
Site Description and Context:
The site is located on the south side of Lake Shore Boulevard West immediately west of Thirty Third Street, in the former
Village of Long Branch (see Exhibit No. 1). The two existing commercial buildings on the site would be demolished.
Reason for Application:
Although an apartment building is permitted on the site under its commercial zoning, the proposed apartment building does
not meet most of the applicable development standards (e.g. setbacks, floor space index, landscaping, parking, etc) in the
zoning by-law.
Project Information:
The applicant has proposed a "mainstreet", 46-unit condominium apartment building containing 1 to 2-bedroom apartments
of approximately 74 m2 (800 sq.ft.) in size (see Exhibit Nos. 2 and 3). No retail space is proposed. The building would be
set back approximately 2.55 m (8.4 ft.) from Lake Shore Boulevard West with raised front courtyards for the street-facing
apartments on the ground floor. Parking would be located below and behind the apartment building, and would be accessed
from Thirty Third Street.
| Existing Use: |
Convenience Store, Flower Shop, Vacant Pool Hall, Vacant Stores |
| Official Plan: |
Commercial/Residential Strip |
| Zoning: |
Commercial (C) (Long Branch) |
| Gross Site Area: |
2 010 mē |
|
(21,638 sq.ft.) |
| Gross Floor Area: |
4 374 mē |
|
(47,081 sq.ft.) |
| Floor Space Index: |
2.18 |
| Height: |
14.47 m |
(47.5 ft.) |
(4-storeys) |
| Coverage |
1 096 mē |
(11,803 sq.ft.) |
(55%) |
| Parking Provided |
46 spaces |
|
|
Issues:
Local issues relate to the retail continuity and streetscape of the Lake Shore Boulevard commercial strip in Long Branch, as
well as the details of the proposed design (e.g. adequacy of parking, building setbacks, grade relationships). No City-wide
issues have been identified at this time.
Status:
The application is currently in circulation. The ward Councillors have requested that a Community Meeting be held. A site
plan application (File: 00360) for the proposal is being processed concurrently.
Contact Name:
Jamie McEwan, Senior Planner Tel: (416)394-8878
Community Planning, West DistrictFax:(416)394-6063
Karen V. Bricker, MCIP
Director of Community Planning
West District
/jmc
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