May 6, 1999

To:Chairman and Members

Etobicoke Community Council

From:Karen V, Bricker, MCIP

Director of Community Planning, West Office

Subject:Official Plan and Zoning Code Amendment

Wittington Properties Limited

File No: Z-2283 (Kingsway-Humber)

Purpose:

To consider a site specific proposal for an amendment to the Official Plan and Zoning Code with respect to an assembly of four properties located on the south side of Burnhamthorpe Crescent, north of Dundas Street West and east of Burnhamthorpe Road. The applicant is requesting a redesignation of the lands from Low Density Residential to High Density Residential and a rezoning from Second Density Residential (R2) to Sixth Density Residential (R6) to permit the development of a residential condominium project with two point block buildings of 10 and 12 storeys, joined by a 4 storey connecting building and a total of 155 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.The application by Wittington Properties Limited be revised by reducing one floor from each building to reflect two point block buildings of 8 and 10 storeys in height with one additional floor on each building set back as a penthouse level as discussed in this report.

2.The application as revised pursuant to recommendation 1 above be approved, subject to a Public Meeting to obtain the views of interested parties and, the conditions outlined in this report.

3.Subject to the conditions set out in this report that by-laws to implement the Official Plan and Zoning to permit the revised development be introduced at Council.

Background:

The application was submitted on December 18, 1998, and contemplated two point block buildings of 12 and 14 storeys joined together at the base with a total of 172 residential units. A reduction in the required condominium parking standard from 1.6 spaces per unit to 1.45 spaces per unit was also requested. Following a community meeting and discussions with Planning staff, the application was revised and now proposes two buildings of 10 and 12 storeys with a total of 155 units. The applicant has formalized these revisions by way of an application for Site Plan Control approval which was submitted on April 9, 1999. This application is currently in circulation and will be the subject of a delegated Site Plan approval, subject to the approval of an Official Plan Amendment and Zoning By-law. Further revisions to the application were submitted on April 27, 1999, to increase setbacks at the two storey penthouse levels of each building and on April 29, 1999, to withdraw the request for a reduction in the condominium parking standards.

Staff would also note that the abutting property to the west, the Islington United Church, has submitted preliminary plans for the upgrading of their site and the provision of additional on-site parking. The Church is proposing additional on-site parking as a result of the loss of parking spaces which were previously located on the Wittington lands to the east and used by the Church through a lease agreement. Planning staff have requested the Islington United Church to proceed by way of a Site Plan Control application.

Site Description and Surrounding Uses:

The site is located on the south side of Burnhamthorpe Crescent between Dundas Street West and Burnhamthorpe Road (Exhibit No. 1). The lands are designated Low Density Residential by the City Centre Secondary Plan and are zoned Second Density Residential (R2). The unpaved lands, currently used as a parking lot, are subject to site specific By-law No. 8134, which permits the lands to be used for parking in association with the adjacent church and commercial uses fronting on Dundas Street West.

The irregularly shaped parcel was formed through the assembly of four parcels of land which front on the south side of Burnhamthorpe Crescent. The assembled parcel includes the three single detached dwellings known as 7, 9, and 11 Burnhamthorpe Crescent and the vacant and unpaved parking area to the east of the Islington United Church. This half hectare (1.27 acre) site stretches from the Royal Bank parking lot on the east, to the Islington Church parking lot on the west. The site has a total frontage of approximately 106 metres (350 ft.) on Burnhamthorpe Crescent. Lot depth varies from a maximum of approximately

60 m (197 ft.) to a minimum of 37 m (121 ft).

All adjacent properties fall within the boundaries of the City Centre Secondary Plan. Surrounding Official Plan designations, zoning categories and land uses are as follows:

North:Low Density Residential. First Density Residential (R1) and Private Open Space (POS) - To the north of Burnhamthorpe Crescent are located eight single detached, one to two storey, residential dwellings. Three are located at the west end of the Crescent opposite the Church. A gap exists between the dwellings where the Mimico Creek Valley comes right up to the street. These lands are opposite the west end of the site and are part of the Islington Golf and Country Club. The remaining five dwellings are located at the east end of the Crescent with three properties opposite the east end of the subject site.

East:Commercial-Residential Strip which would permit mixed use development up to a maximum height of 14 m (46 ft) or approximately 5 storeys. Limited Commercial (CL) - one-storey Royal Bank Building fronting on Dundas Street West.

South:Commercial-Residential Strip which would permit mixed use development up to a maximum height of 14 m (46 ft) or approximately 5 storeys. Limited Commercial (CL) - One and two storey buildings containing retail and residential uses with surface parking to the rear. Frontage on Dundas Street West.

West:Institutional Second Density Residential (R2) - The Islington United Church with pitched roof and steeple. A public City lane which can be accessed from Burnhamthorpe Road and terminates at the West end of the subject property.

Proposal:

The applicant has requested a site specific amendment to the City Centre Secondary Plan and a Zoning Code amendment to permit the development of a luxury residential condominium building oriented towards the "empty nester" market segment at a density of 300 uph (121 upa) and a floor space index (FSI) of 4.0.

As identified in the most recent plans, the proposed condominium development would consist of two point block buildings linked by a central 4 storey structure formed around a semi-circular forecourt and drop-off area (Exhibit No. 2). The point block building at the east end of the site (east building) and the west end of the site (west building) would be 10 storeys and 12 storeys in height, respectively. Through the use of changes in material, colour and setbacks the elevation design establishes four vertical elements; a 1 and 2 storey base, an articulated masonry middle, a well defined building cap through the use of a cornice feature of the eighth (east building) and tenth (west building) floors. The two penthouse floors are generally setback a minimum of 1.2 m from the respective eighth and tenth floors of the east and west buildings (Exhibits No. 3A and 3B).

The condominium units would consist of 35 one bedroom and 106 two bedroom units for a total of 141 units. The applicant has requested approval for a maximum of 155 units to allow for the creation of more units should smaller units be in demand during the marketing of the project. The average size of the proposed units would be 125 m² (1,345 sq. ft.). The point block structures will typically contain 7 units per floor. The central building element will have two through units per floor and the penthouse levels will each have 4 to 5 units per floor.

Two access driveways to the project are proposed off Burnhamthorpe Crescent. One would provide access to the centrally located forecourt via a circular drop-off driveway and the other would provide an access to the underground garage ramp at the west side of the site. In order to accommodate driveways at these locations on Burnhamthorpe Crescent, the applicants have requested the westerly extension of the two way traffic operation on Burnhamthorpe Crescent, from the Royal Bank property to the westerly end of the subject site. All parking will be provided in a two to three level underground parking garage and will be supplied in accordance with the condominium parking standard of 1.6 spaces per unit, including 0.2 spaces per unit of visitor parking. A secondary access to the site is also proposed from the public lane off Burnhamthorpe Road. This access would be controlled by a gate, will provide residents with a secondary means of access and will accommodate loading and servicing functions. The applicant also proposes to maintain an access over its lands from the public lane to the adjacent Pharma Plus property to the south.

The building would be setback 3 to 5 m (10 to 16 ft) from the future street line of Burnhamthorpe Crescent after required road widening dedications. Side and rear yard setbacks will generally comply with a minimum 5 m (16 ft) setback to accommodate landscaping, buffering and outdoor amenity areas. Approximately 38 percent of the site would be provided as landscaped open space.

Exhibit No. 1 is a key map of the area. Exhibit Nos. 2, 3, 3A, and 3B are reductions of the proposed site plan and elevations. A summary of information as provided by the applicant is listed in Table No. 1.

TABLE No. 1

Comments:

Official Plan:

The site is located within the City Centre Secondary Plan area and is designated Low Density Residential. Densities are assigned in this Secondary Plan on the basis of distance from the Subway, and the applicant's lands are assigned a density of 198 uph (80 upa) and an FSI of 2.5. As noted, the applicant is proposing to redesignate the site from Low Density to High Density Residential with a special site policy to permit a density of about 300 uph (121 upa) and an FSI of 4.0.

In order to consider applications for higher residential densities, the Etobicoke Official Plan establishes the types of sites that would be suitable for greater intensification. Proposals to intensify underutilized residential sites may be permitted, subject to the criteria set out in section 4.2.19 of the Plan.

Staff's review of this application confirms that the site is appropriate for redevelopment at a scale that recognizes its location at the edge of the City Centre area. The site provides the opportunity for transition in scale from the single detached residential communities outside the City Centre area to the higher density, high rise developments to the south. The site is well served by retail facilities, social services, transit, road network, and recreational amenities.

Staff have had regard to the criteria contained in Section 4.2.19 of the Plan for the redesignation of land for high density residential development. The evaluation of these criteria is attached as Exhibit No. 4.

While the proposal generally complies with these criteria, the primary issues that arise from the review are the density, massing and height, which are discussed below.

Density and Massing:

Staff's evaluation of the proposed FSI of 4.0 has concluded that the mass and volume of the buildings proposed is generally acceptable as a result of the design measures incorporated into the project. The utilization of two point block buildings with a connecting element has distributed the mass of the buildings across the site. The separation between buildings achieves a void providing sky exposure and sunlight through the site to Burnhamthorpe Crescent. Strong articulation of the building and substantial material changes effectively reduce the visual scale and impact of building mass. The site is well designed with an appropriate amount of landscaping and on-site amenity.

The proposed density, expressed in units per hectare (uph), is a measure of impact that the resulting number of residents will place on both physical infrastructure such as roads, sewers and water and services such as fire protection, parkland and social services including education facilities. The City Centre is one of Etobicoke's principal concentrations of high density housing with a well established infrastructure of both hard and soft services. Circulation of the application has not identified any service concerns that could not be addressed. The proposed FSI and density are therefore found to be acceptable.

The School Boards, however, have raised concerns with the capacity of existing schools. The Toronto District School Board has indicated that the schools currently designated to accommodate students from the proposed development are Islington Junior Middle School and Etobicoke Collegiate Institute. The students anticipated from the proposed development currently cannot be accommodated at these schools and alternate accommodation and arrangements will be required for these students. (Exhibit No. 5). The Toronto Catholic District School Board has indicated in their preliminary comment that both the elementary and secondary schools serving this area are oversubscribed and could not accommodate additional enrollment in permanent or temporary facilities (Exhibit No. 6). Staff note that the School Boards can pursue an Educational Development Levy to secure contributions in order to increase school capacities. Staff are therefore not recommending that a levy be imposed as a condition to approval of this application.

Height:

The Secondary Plan applies a general height limit of 8 storeys to future residential developments. The intent of this policy is to encourage a greater diversity of building forms and moderate the height of existing high rise towers and adjacent low density, low rise communities. The City Centre Plan also permits higher buildings, up to a limit of 66 m (approximately 22 storeys), at key locations where shadow, wind and other negative impacts are minimized, and where such development is otherwise consistent with the Site Specific Policies in Section 3.0 of the Secondary Plan. Urban Design guidelines are appended to the City Centre Plan to assist council in considering development applications. One of the urban design criteria requires buildings to maintain a 45 degree angular plane from the lot line of the nearest single family dwelling abutting the Secondary Plan boundary.

The Wittington lands are not subject to a Site Specific Policy in Section 3.0 of the Secondary Plan and the property is not considered to be a key location. However, as a residential site used for a parking lot, the property is presently under-utilized and represents an appropriate development opportunity. The site is at the edge of the City Centre Plan area and represents a transition from nearby low density neighbourhoods outside the Plan area to the high density, high profile core area of the City Centre.

The applicant's plans originally called for two point block buildings of 12 and 14 storeys. Staff's preliminary reaction to these plans was that the buildings were too high. Given the Secondary Plan policies, the location of the site near the edge of the Secondary Plan boundaries and the low to medium rise context of the block, an 8 storey building should form the benchmark for height considerations.

The current proposal contemplates two point block buildings of 10 and 12 storeys linked by a 4 storey building. The easterly 10 storey building as shown on Exhibit Nos. 2, 3, 3A and 3B is located directly across and is closest to the single detached dwellings on the north side of Burnhamthorpe Crescent. Due to the proximity of these single detached dwellings, the easterly building is lower in profile and further setback from the front property line. Building elevations have been designed to emphasize a street related base of two to three storeys to provide an improved street relationship and continuity with the single detached dwellings on the opposite side of the street. Building articulation and demarcation has also visually moderated building mass on the north elevation. A pre-cast concrete cornice placed at the top of the eighth floor of the building provides a strong, continuous demarkation and cap to the building providing the eight storey benchmark which planning staff had been requesting.

In reviewing the overall height of the applicant's proposal, staff have considered the shadow impacts of the proposed development and the compliance with a 45 degree angular plane. Notwithstanding that the single detached properties on the north side of Burnhamthorpe Crescent are within the Secondary Plan Boundaries, these homes likely represent the ultimate development potential of these lands. Staff feel that an application of the 45 degree angular plane to these properties would be in keeping with the intent of the secondary plan urban design criteria. Data provided by the applicant indicates that the east building proposed by the applicant, with a height of 8 storeys and a 2 storey penthouse, would marginally exceed the angular plane test to the lot line for 8A, 10 and 12 Burnhamthorpe Crescent. After reviewing the most recent plans, Planning staff can support one additional penthouse floor above the eight storey limit setback from the wall of the building. With an 8 storey building and a one storey penthouse appropriately setback, the project can achieve full compliance with the 45 degree angular plane test. Staff are recommending that the east tower be permitted a height of 8 storeys with a 1 storey penthouse setback from the main wall of the building to make the penthouse floor less visible.

With respect to the height of the west tower, the applicant has also requested an increase in height above 8 storeys. The applicant has requested that the west building be 10 storeys in height with a 2 storey penthouse setback above the tenth floor. Staff have reviewed the impact of the request for additional floors and have concluded that a 10 storey building in this location is acceptable as the impact of this additional height above 8 storeys is minimal at this location. The single detached homes on the north side of Burnhamthorpe Crescent are further away from the west building than they are from the east building. Immediately across from the west building, the top of bank of the Mimico Creek Valley comes up to the street edge. The 10 storey building complies with the angular plane provisions of the Official Plan and has a minimal impact on the adjacent Islington United Church. To go above this height on the west tower, however, the additional height would only be acceptable provided that it is appropriately designed and its visual impact is minimized. Staff have reviewed the applicant's proposal for two penthouse floors above the 10 building storey building. As noted in the discussion above with respect to the height of the east building staff are prepared to accept one additional floor above the 10 storey west building provided that it is well set back from the main wall of the building as a penthouse. Staff are recommending that the applicant's proposal be amended to reduce the overall height of the west tower from 10 storeys and two penthouse levels to 10 storeys with one penthouse storey.

The design of the proposed development with 8 and 10 storey buildings and a one storey setback penthouse is acceptable and represents an appropriate form of development on this site and a transition into the Kipling Islington City Centre Area.

Zoning Code:

The property is zoned Second Density Residential (R2). Staff are recommending that the site be rezoned to Sixth Density Residential (R6) which would reflect the higher densities proposed. The amending by-law should provide the necessary exemptions to reflect the proposed development in terms of number of units, floor area, height, building stepping, landscaped open space, setbacks, fencing and accessory structures. Site specific By-law No. 8134 which permits parking for church and commercial uses on a portion of the lands should be repealed.

Transportation Analysis:

A Traffic Impact Study submitted by the applicant, dated February 1999, and prepared by BA Consulting Group, concluded that the amount of vehicle traffic expected to be generated by the proposed development can be accommodated on the surrounding road network without any significant impact. The Traffic Planning Section of Works and Emergency Services has accepted the findings of the report and note that the study was based on a 172 unit development. The reduction in the number of residential units from 172 to 155 would reduce the traffic impact of the current development proposal on the surrounding road network (Exhibit No. 7).

Transportation Planning staff have also advised that the provision of a two-way vehicle traffic along Burnhamthorpe Crescent, from Dundas Street West to the west end of the subject site, is acceptable from a traffic planning and operational perspective; However, such a change would require approval from the Etobicoke Community Council and the adoption of a by-law amendment. Such a requirement should be imposed as a condition of Site Plan Control approval should the Official Plan and Zoning Amendments application be approved. Transportation staff have also indicated that the location and design of the three proposed driveways to the site are acceptable, subject to minor technical modifications.

The following transportation improvements and requirements have also been requested and will be secured through a development agreement or conditions of Site Plan Control approval:

-The dedication of a 2.1 m widening across the Burnhamthorpe Crescent frontage of the site.

-Reconstruction of Burnhamthorpe Crescent form Dundas Street West to Burnhamthorpe Road, to the satisfaction of Works and Environmental Services.

-Reconstruction of the Public Lane from the west property limit to Burnhamthorpe Road.

-A mutual right-of-way across the southwest corner of the site to 4890 Dundas Street West (Pharma Plus) must be provided to the satisfaction of the City Solicitor in order to implement the access arrangement proposed by the applicant.

-The submission of below grade parking plans identifying the number of parking spaces provided, visitor and tenant parking arrangements, security and access measures to the satisfaction of Works and Emergency Services.

-Submission of a comprehensive vehicle access and parking management plan for each stage of the construction process.

-Details with respect to solid waste management must be provided to the satisfaction of the Co-coordinator of Waste Management Programming, Works and Emergency Services Department.

Landscape Open Space and Recreational Amenities:

The proposed site plan would allow for 38 percent of the proposed condominium lands to be devoted to landscape open space. This would be consistent with the landscape percentages associated with other approvals for similar high density residential development within the City Centre Secondary Plan. Outdoor amenity space has been appropriately located adjacent to indoor amenity areas to improve recreational opportunities and interaction between the indoor and outdoor spaces. Setbacks along Burnhamthorpe Crescent will permit tree planting and a public sidewalk. The east building has been pulled away from the rear and side property lines to achieve a planted buffer from adjacent uses. This buffer would be further enhanced through the provision of fencing along the rear and side property lines and will be examined in detail at the site plan review stage.

Agency Comments/Department Circulation:

In response to the circulation of plans submitted in support of this application, no objections have been expressed by Realty Services, Canada Post Corporation and the Health Department.

The following agencies have no objection to the development subject to their listed conditions of approval: Fire Department, Toronto Hydro, Toronto and Region Conservation Authority (Exhibit Nos. 9, 10, 11).

The Technical Services Division of Works & Emergency Services has advised that the developer will be financially responsible for all work proposed within the road allowance and will be required to enter into a Development Agreement (Exhibit No. 12). The following technical requirements shall also be provided to the satisfaction of the Division:

-The existing water main and sanitary sewer must be flow tested to determine if pressure and capacity is adequate for the proposal.

-A storm sewer must be provided on Burnhamthorpe Crescent from Dundas Street West to the west limit of the property.

-A storm water management report, incorporating quantity and quality control measures, will be a requirement for the development.

- The developer will be required to install a public sidewalk on the south side of Burnhamthorpe Crescent from Dundas Street West to the west limit of the property.

- The building shall be constructed to condominium standards.

- The developer shall submit environmental (soil and ground water) information for peer review.

Economic Development, Economic Development, Culture & Tourism and Culture have indicated that they wish to review final details with respect to indoor and amenity details and the Landscape Plan as a condition of Site Plan Control (Exhibit No. 8). They have also indicated that the parkland dedication requirement for this development should be based on 0.5 ha per 300 units and taken as cash-in-lieu. They further advise that the provision of a suitable on-site children's play facility should be allowed for within the scope of this development.

The Ministry of Municipal Affairs and Housing has reviewed the amendment application and has no objection to the proposed redevelopment. They further note that site specific changes in land use are a local responsibility and subject to municipal assessment (Exhibit No. 13).

Conclusions:

The Wittington property is located on the edge of the City Centre boundary north of the Islington Village. The site is a transitional site from the low density residential areas outside the City Centre area to the higher density core. The proposed intensification of this City Centre property for residential uses is appropriate. Staff have reviewed the applicant's proposal and are recommending that the height of the two buildings be 8 and 10 storeys with permission for a one storey penthouse on each building setback from the wall of the building as specified in the Zoning By-law. Staff are recommending that the application be revised to reflect these heights and that, subject to the fulfilment of certain conditions, the by-laws to amend the Official Plan and Zoning Code be introduced to Council.

In the event of approval, the following conditions should apply:

Conditions to Approval:

1.Fulfilment of the following conditions prior to the enactment of an amending by-law:

a.Consultation with the Public Art Advisory Committee regarding the provision of public art; and

b.Signing of a Development Agreement containing the recommended road dedications, infrastructure improvements, public art component, financial guarantees and the payment of the necessary fees associated with the preparation execution and registration of same.

2.The site specific amending by-law shall rezone the site to Sixth Density Residential (R6). The amending by-law should provide the necessary exemptions to reflect the proposed development in terms of number of units, floor area, height, building stepping, landscaped open space, setbacks, fencing and accessory structures. Site specific By-law No. 8134 which permits parking for church and commercial uses on a portion of the lands should be repealed.

3.Further detailed consideration of the proposal under Site Plan Control to include inter alia:

(i)Signing of a Site Control Agreement which may include, among other matters and payment of necessary fees associated with the preparation, execution and registration of same, to the satisfaction of the City Solicitor.

(ii)Submission of a landscaping plan detailing fencing, curbing, grading, street trees, planting, and tree preservation details to the satisfaction of the Staff Advisory Committee on Development Control, and posting of an appropriate financial guarantee to ensure compliance with the approved plans.

(iii)Submission of a Parking Management Plan to the satisfaction of the Traffic, Transportation and Development Engineering Division of the Works Department to ensure appropriate on-site parking is provided at all phases of construction.

(iv)Provision of on-site services, including storage of waste and recyclable materials, the provision of stormwater management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if required by the Works Department.

(v)Submission of revised plans for the below grade parking structure to the satisfaction of Works and Emergency Services.

(vi)Mutual Use and Maintenance Agreement addressing the mutual right-of-way driveway, garage ramp and level one of the underground parking garage to the satisfaction of the Works Department and City Solicitor.

(vii)The developer to pay the prevailing development charges in effect at the time of issuance of building permits and 0.5 ha per 300 units cash in lieu of parkland dedication.

(viii)A construction site management plan to the satisfaction of the Staff Advisory Committee on Development Control.

Contact Name:

Paul Zuliani, Senior Planner Tel: (416)394-8230

Community Planning, West Office Fax: (416)394-6063

Karen V. Bricker, MCIP

Director of Community Planning, West Office

h:\dev2\z-2283\report2

Exhibit 4

Official Plan Criteria for Considering

Redesignations and Rezoning to High Density Residential

(Section 4.2.19)

a)the proximity of the site to retail facilities, or to other Medium of High Density Residential designations

The site is directly adjacent to the Islington Village retail area along Dundas Street. It provides a wide range of retail and service commercial uses which serve residents of the surrounding area and would benefit from the additional patronage of new residents in the residential development proposed for the subject site.

Since the site is within the identified City Centre area, one of Etobicoke's principle concentrations of high density housing, it is of course in close proximity to a significant node of High Density Residential designations and development.

b)the adequacy of local social and educational services

This is a mature area of Etobicoke, with a well-developed social and educational infrastructure.

• Among the public library branches that serve the broader community, the nearest is the Brentwood Library located just east of the City Centre near Bloor Street.

• There are four day care centres in the vicinity, one of which is located in Islington United Church, immediately adjacent to the site.

• In addition to its religious services, Islington United Church continues to be a focus of community activities, providing meeting space for many non-denominational community-based groups and activities such as scouts, service organizations, and seniors programmes, as well as the daycare centre.

• The Islington Centre of the Etobicoke Senior Citizens is nearby on Dundas west of Burnhamthorpe Road.

The area is well served by schools. Islington Junior Middle School on Cordova Avenue and Etobicoke Collegiate Institute on Montgomery Road are within a short walking distance, as is Our Lady of Sorrows separate elementary school on Montgomery Road. Seneca Elementary public school is at Kipling and Rathburn.

The Etobicoke Board of Education has advised that additional capacity would be required at Broadacres Junior School, Bloordale Middle School and Silverthorn Collegiate Institute to accommodate students from the proposed development. The applicant has been requested to make a contribution towards capital costs for facilities to the satisfaction of the Board of Education (Exhibit No. 6).The Metropolitan Separate School Board (MSSB) has provided preliminary comments which indicate that they are not able to accommodate elementary and secondary school students generated by the proposal (Exhibit No. 7). Neither Board has adopted a Development Charge By-Law on which to base a request for capital contributions.

The proposed development would be located within an established residential community with a wide range of community services available including Broadacres park, places of worship, local health care facilities and a library. The Fire Department has not identified any concerns with respect to providing adequate services to the proposed development and surrounding community.

c)the level of accessibility and the proximity of the site to collector roads, arterial roads, transit and expressways, and the capacity of those facilities.

The City Centre enjoys the highest degree of public transportation accessibility of any location in Etobicoke, as well as an excellent arterial road system. All of the roads providing access to the site are classified as collector or arterial roads:

• Burnhamthorpe Road, Dundas Street and Islington Avenue are all important arterial roads, classified as metropolitan arterials in the Official Plan of the former Municipality of Metropolitan Toronto. Both Burnhamthorpe and Dundas have interchanges with Highway 427, thereby giving easy vehicular access to the provincial highway system. Islington Avenue enjoys similar connections via interchanges with Highway 401 to the north, and QEW (Gardiner Expressway) to the south.

• Burnhamthorpe Crescent is a collector road, currently operating predominantly as a one-way westbound connection from Dundas Street to Burnhamthorpe Road.

The area is served by an exceptional variety of public transit, including the Bloor-Danforth subway, the Milton-Union Station GO Rail commuter service, and a number of Toronto and Mississauga bus routes converging on nearby rapid transit stations:

• Islington subway station is within walking distance of the site (approximately a ten minute walk) or a short bus ride. Bus routes on Burnhamthorpe Road and on Islington Avenue are among those radiating from Islington Station.

• Kipling Station is the terminus of the Bloor-Danforth subway and an interchange point with GO train services between Union Station and Milton. The bus route on Dundas Street is among the many which connect to Kipling Station.

d)The suitability of the site in terms of size and shape to accommodate the proposed density including on-site parking, appropriate landscaped open space and recreational facilities.

This is an infill site in an urban context. The site comprises a logical and complete assembly of a portion of the city block bounded by Dundas Street, Burnhamthorpe Road and Burnhamthorpe Crescent. Other portions of the block are committed to institutional, retail and other commercial uses which could, if redeveloped, achieve a five storey height limit.

The site has a street frontage of about 370 feet on Burnhamthorpe Crescent, which provides a significant streetscapesetting for the proposed apartment buildings.

The proposed development plans confirm that all required building elements and supporting facilities can be appropriately accommodated:

• On-Site Parking supply will meet City standards; all resident and visitor parking will be in an underground garage monitored by the concierge.

• Landscaped Open Space will include the following elements:

1)Publicly-accessible boulevard landscaping includes a residential-scale street edge with a new sidewalk and new street trees planted within a widened public boulevard. Additional buffer planting in the 5 metre setback in front of the east building will create privacy screening and amenity in front of the several ground floor units planned in this building.

2)Privately-accessible common outdoor space at the perimeter of the condominium will be designed to optimize the indoor-outdoor connection between recreational and other common facilities located on the ground floor of the building. The common outdoor space will be augmented by private terraces or balconies in nearly all units, including most on the ground floor. An attractive site boundary fence will buffer the condominium and the retail and institutional properties it adjoins, and will screen the project's parking ramp and loading area.

3)Although outside the parameters of the application by Wittington Properties, representatives from Islington United Church and Wittington have collaborated on the Church's own independent plans for site parking, access and landscaping improvements, and have agreed on an integrated vision going forward.

• Built Form: The point block building form is the preferred urban design solution for the site, and contributes to a project design that defines the street edge, reinforces a pedestrian orientation, is distinctive in architectural form, and promotes a greater range of heights.

e)the desire to provide a range of dwelling types and building heights on sites of sufficient size as indicated in Section 2.2.6

In order to broaden the range of dwelling types in the City, particularly more medium density and medium-rise residential development, Section 2.2.6 requires that development of sites of one hectare or more outside Secondary Plans be encouraged to provide a range of building heights and dwelling types within the development.

Although this provision does not apply to the site as it is within the City Centre Secondary Plan area and is less than one hectare in size, the proposed condominium development would provide medium rise buildings at varying heights including 8, 10 and a 4 storey connecting structure. In addition, the proposed condominium would improve the balance of ownership housing in the area which currently has approximately 75% rental accommodation.

f)the effect of increased traffic, so that no undue adverse impacts are created for local residential streets

BA Consulting Group, consulting traffic engineers for this application, has undertaken studies and prepared a traffic impact report. The report concludes that during peak hours, Burnhamthorpe Crescent will experience an approximate 10 to 12% increase in traffic volumes. The additional traffic is acceptable and can be accommodated on Burnhamthorpe Crescent with the proposed widening to facilitate the extension of two-way operation as far west as the project driveway. Traffic will be able to use two approach routes when coming to the site (westbound Burnhamthorpe Crescent or the laneway from Burnhamthorpe Road) and can choose among three exit routes (eastbound or westbound Burnhamthorpe Crescent or the laneway to Burnhamthorpe Road). Once this traffic has entered the City's arterial road network, there will be little noticeable traffic impact. There is sufficient capacity at the Dundas and Burnhamthorpe intersection to handle the added project demand, and sufficient gaps in the existing arterial traffic flows to admit traffic from Burnhamthorpe Crescent at its intersections with Dundas and Burnhamthorpe Road.

Most importantly, in relation to this criterion, the traffic report confirms that development traffic will not adversely affect any local residential streets in the vicinity.

g)the effect of the height and form of the development so that no undue adverse impacts in terms of overshadowing or loss of amenity are created for existing residential buildings on site and for neighbouring residential uses.

The consideration of height and built-form, and the impacts tests set out in this criterion have been extensively studied by the project architect, Mr. George Popper, Gabor & Popper Architects.

Sun and Shadow Impact: Extensive sun/shadow studies indicate that shadow impacts on the front yards of the detached homes on the north side of Burnhamthorpe Crescent, at the spring and autumn equinoxes, are limited to minimal and short-duration shadows mostly in the early morning and late afternoon. There will be no shadowing during the warmest months of the year. As expected, during the winter months, there will be passing shadows of greater length and longer duration. The principal outdoor amenity areas of these houses on the north side of Burnhamthorpe Crescent are oriented to the ravine and golf course to the north and will not be shadowed between the spring and fall equinoxes, apart from existing shadows cast by trees and the houses themselves.

There will be minimal shadow impact on the south edge of the Islington Golf Club green.

The church parking lot will receive early morning shade for a brief period at mid-summer. Between the equinoxes, the church building is not shadowed.

Impact on Amenity: Of the eight houses on the north side of Burnhamthorpe Crescent, two (Nos. 10 and 12 Burnhamthorpe Crescent) would face the easterly building proposed by Wittington.

Three others face the bank property further to the east, and three face the Church to the west. The houses all back onto the Mimico Creek ravine and golf course, with an orientation towards this amenity rather than to Burnhamthorpe Crescent itself. Privacy areas existing in the back gardens of these homes will not be affected by overlook from the proposed development.

The facing condition between the east building and Nos. 10 and 12 Burnhamthorpe Crescent will be sensitively treated with at grade units providing a pedestrian scale streetscape. The several ground floor units will have doorways with small private terraces facing the street. A 5 metre setback area will provide buffer landscaping for amenity and privacy screening, similar to screen plantings in front of the houses. The new sidewalk will accommodate pedestrians on the south side of Burnhamthorpe Crescent, further away from the houses.

Based on these provisions, there should will not be undue adverse impacts on these neighbouring dwellings or their principle outdoor amenities.

h)the relationship of the site to nearby lower density residential uses, if any, in view of the desire to provide a gradual transition in height and density wherever possible, or other buffering measures.

The site is located near the northerly boundary of the City Centre and separated from the low density neighbourhood outside the Kipling Islington City Centre by the intervening Mimico Creek valley and the Islington Golf Club. There are neighbouring single detached homes on the north side of Burnhamthorpe Crescent. Given this location, the context for considering a transition in height and density envisioned by this criterion, is of a transition between the very high City Centre apartment buildings further south and the single detached dwellings on the north side of Burnhamthorpe Crescent.

To provide a transition to the adjacent residential neighbourhoods and to promote a range of building heights, a 45 degree angular plane gradient has been applied to this development. The eight storey general height for new residential development in this area was used as a benchmark. In order to break up the massing, the design of the buildings incorporate changes in material, colour and setbacks to establish one and two storey bases, a masonry middle and a well defined eight and ten storey building cap. An eight and ten storey building with one storey setback penthouses provide an appropriate transition.

i)the degree to which the site is proximate or exposed to significant open space amenities such as valleylands or the waterfront

The site overlooks the private open space of the Islington Golf Club located in and adjacent to the Mimico Creek valley. Major public open space for the City Centre is provided by Tom Riley Park (Central Park) also located on and around the Mimico Creek to the south of Dundas Street, well within walking distance from the site. The schools in the area also provide open space areas, many of which allow for community access to their outdoor recreational space and facilities.

j)the ability to meet the housing targets in Section 2.2.

The proposal will assist in meeting the targets and other housing objectives of the Plan.

k)the desire to stay within the population ranges outlined in Sections 2.2.1 and 2.2.2

The subject proposal will not adversely affect the identified population ranges.

l)the ability of the proposal to address crime prevention and personal safety through urban design, having specific regard to the application of "Crime Prevention Through Environmental Design (CPTED)" principles as outlined in Appendix VI

The subject proposal will assist in achieving an attractive and safe pedestrian environment along the length of Burnhamthorpe Crescent, a condition which does not exist today with unpaved parking areas occupying the majority of this under-utilized site.

Other CPTED principles would be incorporated in the detailed stages of site plan approval and building design.