April 29, 1999

To:Chair and Members, Etobicoke Community Council

From:Karen V. Bricker, Director of Community Planning, West District

Subject:Amendments to the Zoning Code

Queenscorp (33rd Avenue) Inc.

3531-3533 & 3535-3543 Lake Shore Boulevard West

File: Z-2288(Lakeshore-Queensway)

Purpose:

To consider an application to amend the Zoning Code to permit the development of a 4-storey, 46-unit "mainstreet" apartment building at 3531-3533 and 3535-3543 Lake Shore Boulevard West.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that the application by Queenscorp (33rd Avenue) Inc. be approved subject to a Public Meeting to obtain the views of interested parties and, if approved, that an amending by-law be presented to Council for adoption.

Background:

The subject site is located in the former Village of Long Branch on the south side of Lake Shore Boulevard West, immediately west of Thirty Third Street. Two commercial buildings on the site were recently demolished.

Proposal:

The applicant proposes to construct a 46-unit, 4-storey "mainstreet" apartment building on the site. The building would contain 24 1-bedroom and 22 2-bedroom apartments of approximately 71.6 m2 (771 sq.ft.) and 78.5 m2 (845 sq.ft.) in size, respectively.

The proposed apartment building would be located on the north portion of the site, along Lake Shore Boulevard. The parking area would be located below and behind (south of) the building, and would be accessed off Thirty Third Street. The landscaping would comprise of raised planters at the front of the building along Lake Shore Boulevard, and low ground cover (e.g. shrubs, grass) on the adjacent boulevard of Thirty Third Street. A 2.4 m (8 ft.) wide mutual driveway straddling the west lot line of the site would be maintained.

A mix of 1 to 2-storey commercial, office and institutional buildings are situated along the south side of Lake Shore Boulevard in the vicinity of the site. Lands on the north side of Lake Shore Boulevard are mostly industrial, but include institutional and car-oriented retail uses. South of the site across a 3.6 m (12 ft) wide public lane is a low density residential neighbourhood of 1 to 2 storey dwellings.

Exhibit No. 1 is a map showing the location of the subject property and surrounding zoning. Exhibit Nos. 2, 3 and 4 are reductions of the site plan and elevations, respectively. A summary of the site data is listed below in Table 1.

The applicant has applied for site plan approval for the proposed apartment building, and intends to apply later for plan of condominium.

Table 1

* based on condominium standards appended to Etobicoke Official Plan

Comments:

Official Plan:

The site is designated Commercial-Residential Strip in the former Etobicoke Official Plan, which permits a wide range of commercial uses, and certain residential uses such as apartment buildings provided they do not interrupt the continuity of the commercial uses to a significant degree.

The Central/Western Lakeshore Area Secondary Plan indicates that development along Lake Shore Boulevard should be predominantly street level commercial uses with apartments above. Urban design policies in the Secondary Plan support the location of buildings up to six storeys high close to the street line of Lake Shore Boulevard.

Staff are satisfied that the proposed apartment building conforms to the Official Plan and does not significantly interrupt the commercial continuity of Lake Shore Boulevard in Long Branch. The Long Branch Mainstreet Pilot Project study (November, 1995) indicated that this commercial strip has declined significantly since the 1970s, and the site is situated between two remaining nodes of commercial activity in the vicinity of Thirtieth Street and Browns Line. As discussed later, the building has been designed with a "mainstreet" form and its proposed zoning would permit the ground floor apartments facing Lake Shore Boulevard to adopt a more commercial character (e.g. live/work) as the Long Branch strip rejuvenates.

Zoning Code:

The subject site is zoned Commercial (C) (Long Branch) in the Etobicoke Zoning Code, which permits a range of commercial uses, as well as apartment buildings and walk-up apartments above stores. To permit the proposed apartment building, a site-specific by-law amendment is proposed to exempt the building from development standards in the Zoning Code related to parking, building setbacks, floor space index and landscaped open space. In addition, the by-law would permit the use of the ground floor apartments facing Lake Shore Boulevard as live/work space as well as other uses permitted in the Commercial zone.

Site Plan Issues:

The proposed apartment building would be located not more than 1.5 m (5 ft.) south of the street line of Lake Shore Boulevard, with the second to fourth floors being set back slightly, to approximately 2.8 m (9.2 ft.) from the street line. Raised planter boxes are proposed at grade along the north wall of the building within the setback area. The low planters would help to provide privacy from passers-by for the north-facing ground floor apartments. The setback of the upper storeys is required to provide adequate separation from a high voltage hydro line located within the right-of-way of Lake Shore Boulevard, directly in front of the apartment building.

The main lobby of the apartment building and the six north-facing ground floor apartments would have entrances along Lake Shore Boulevard. The ground floor of the apartment building would be approximately 5 to 7 steps above grade along Lake Shore Boulevard. The proposed height of the ground floor level is of concern as it reduces the accessibility of the building from Lake Shore Boulevard. The applicant is also proposing a 4 ft. high planter between the entrances to the ground floor units. Reducing the height of the planters and the number of entrance steps would improve the relationship of the building to the adjacent street. Planning staff will review whether the number of steps can be reduced and a reduction in the height of the planters to a height of approximately 2 feet as a condition to site plan approval.

The existing 1.5 m (5 ft.) wide sidewalk and associated boulevard along Lake Shore Boulevard in front of the site is unusually narrow for a pedestrian-oriented commercial strip. Currently, streetscape upgrading is planned further west along the south side of Lake Shore Boulevard (i.e. Twenty Third to Thirty First Street). As an interim measure, until the streetscape in front of the site is upgraded as part of a comprehensive program, the applicant will be requested to enhance the adjacent boulevard (e.g. upgraded street furniture, lighting, etc) as a condition of site plan approval.

The sidewalk along Thirty Third Street will be widened from 1.2 (4 ft.) to 1.5 m (5 ft.) and the boulevard will incorporate low landscaping. The existing parallel parking on the west side of Thirty Third Street beside the site will be maintained and new street trees added. The parking located behind the building will screened with fencing and/or landscaping. A detailed landscape plan will be required as a condition of site plan approval.

Agency Comments:

Toronto Fire, Realty, Police and Health Services have expressed no concern with the proposal.

The Economic Development Division of Economic Development, Culture & Tourism advises that employment generating uses are viable on the site and recommends a commercial component on the ground floor of the building, and a site plan which is consistent with the commercial character along an arterial road. As addressed earlier, the proposed zoning would provide for potential use of the ground floor units for live/work and commercial purposes.

Toronto Hydro has indicated that it will accept a minimum setback of approximately 2.8 m (9.2 ft) from the from the upper floors of the building to the street line on Lake Shore Boulevard, provided that the applicant pays for the relocation of hydro facilities. Confirmation of this setback in consultation with Toronto Hydro will be included as a condition of site plan approval.

The Technical Services Division of Works & Emergency Services advises that water, storm and sanitary services are available. The applicant's soil/groundwater report has been accepted by City's peer reviewers. As a condition of site plan approval, the Technical Services Division will require a stormwater management report and lot grading plan for review, confirmation that the proposed waste/recycling facilities are acceptable, and that the applicant enter into an agreement with the City, and post adequate bonding, to ensure completion of the grading and other services.

The Transportation Services Division of Works & Emergency Services has advised that the proposed parking supply is acceptable provided that apartments in the building are limited to 1 and 2-bedroom units. It also advises that the proposed loading and servicing are acceptable for a "mainstreet" building.

The details of fencing, curbing and signage of the parking area, retention of the sidewalk on Thirty Third Street at the access driveway, and reconstruction of the public lane behind the site are to be to the satisfaction of Transportation Services. Transportation Services also recommends elimination of the mutual right-of-way along the west lot line of the site, and that garage access, lighting and security be to the satisfaction of Toronto Police Services. Transportation Services advises that the Toronto Parking Authority may require the installation of parking meters adjacent to the site along Thirty Third Street at the applicant's expense. All of these matters will be addressed as conditions of site plan approval.

Transportation Services has requested a road widening along Lake Shore Boulevard of up to 0.82 m (2.7 ft.) towards achieving the 36 m (118 ft.) right-of-way shown in the Official Plan. The road widening will require that the front planters for the proposed building be located south of the existing front walls of adjacent buildings which are developed to the current street line.

Community Meeting:

On April 22, 1999, a community meeting was attended by approximately 35 area residents who indicated general support for the application. As requested by residents, the applicant agreed to vary the types of materials and detailing on different sections of the building face to reduce its massing. Residents also requested that a construction management plan be required by the City. Concern was also expressed by some residents regarding the adequacy of parking for the apartment building.

Conclusions:

The Long Branch commercial strip has declined for several years and needs new development and other investment to begin its renewal. The proposed "mainstreet" apartment building conforms with the relevant Official Plan policies as it would not significantly disrupt the continuity of commercial use in the Long Branch strip. As well, the proposal is compatible with surrounding land uses and could be accommodated from a design and transportation perspective.

Conditions to Approval:

1.The amending by-law shall confirm the existing Commercial-1 (C) zoning of the site and incorporate site-specific provisions addressing matters including parking, front, side and rear setbacks, landscaped open space and floor space index. As well, the by-law would permit use of the ground floor units facing Lake Shore Boulevard for live/work space as well as uses currently permitted by the Commercial zoning.

2.Further consideration of the proposal under Site Plan Control to include:

(i)Signing of a Site Control Agreement and payment of the necessary fees associated with the preparation, execution and registration of same.

(ii)Submission of a landscape plan detailing planting, lighting, curbing, fencing, grading and street trees, and the posting of a financial guarantee to ensure compliance with the approved plans, to the satisfaction of the City Planning Division of Urban Planning & Development Services.

(iii)Submission of a stormwater management report, grading plan and construction management plan to the satisfaction of the Technical Services Division of Works & Emergency Services.

(iv)Provision of on-site services, including storage of waste and recyclable materials, the treatment and provision of stormwater management facilities (including payment of stormwater quality cash-in-lieu, if required), and the posting of adequate bonding to ensure completion of the grading and services, and compliance with the construction management plan, to the satisfaction of the Technical Services Division of Works & Emergency Services.

(v)Fencing along the south lot line and Thirty Third Street, curbing of the driveway and parking area, maintenance of the sidewalk at the access driveway off Thirty Third Street, signage of visitor parking, and reconstruction of the public lane behind the site, to the satisfaction of the Transportation Services Division of Works and Emergency Services.

(vi)Garage access, lighting and security to the satisfaction of Toronto Police Services and the City Planning Division of Urban Planning & Development Services.

(vii)If required by the Toronto Parking Authority, installation of parking meters for the existing on-street tandem parking spaces adjacent to the site along Thirty Third Street, at the applicant's expense.

(viii)Resolution of whether the existing mutual right-of-way along the west lot line can be eliminated in consultation with the abutting landowner, to the satisfaction of the City Planning Division of Urban Planning and Development Services and the Transportation Services Division of Works & Emergency Services.

(ix)Payment of 5% cash-in-lieu of parkland to the satisfaction of the Policy & Development division of Economic Development, Culture & Tourism.

(x)Payment of applicable development charges in effect at the time of the issuance of building permits.

(xi)Confirmation of the building setbacks from Lake Shore Boulevard and hydro facilities in consultation with Toronto Hydro.

(xii)Dedication of a road widening ranging from 0.57 m (1.9 ft.) to 0.82 m (2.7 ft.) along the Lake Shore Boulevard frontage to the satisfaction of the Transportation Services Division of Works & Emergency Services.

(xiii)Enhancement of the boulevard along Lake Shore Boulevard with upgraded street furniture, lighting, etc to the satisfaction of the City Planning Division of Urban Planning & Development Services.

(xiv)The grade of the ground floor of the apartment building and the height of associated planters and steps on Lake Shore Boulevard to be lowered to the satisfaction of the City Planning Division of Urban Planning & Development Services.

3.Consideration of an application for plan of condominium to include restricting the apartment building to 1 and 2-bedroom units, to the satisfaction of the City Solicitor.

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

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