August 20, 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

1308684 Ontario Limited

3085 Bloor Street West and 20 Thompson Avenue

File No: Z-2293 (Lakeshore-Queensway)

 Purpose:

To consider a site specific proposal for an amendment to the Official Plan and Zoning Code with respect to two properties located on the southwest corner of Bloor Street West and Thompson Avenue, municipally known as 3085 Bloor Street West and 20 Thompson Avenue. The applicant is requesting an amendment to the Commercial-Residential Strip and Low Density Residential designations of the Official Plan and the Limited Commercial (CL) and Second Density Residential (R2), to permit a 6-storey, 83-unit "mainstreet" apartment building. A site plan control application has also been submitted and is being reviewed concurrently.

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 the application be approved, subject to a Public Meeting to obtain the views of interested parties and, the conditions outlined in this report.

Site Description and Surrounding Uses:

The property consists of two parcels of land. The principal parcel, now vacant, (3085 Bloor Street West) was previously occupied by a vehicle sales establishment and public garage (McDowell Jeep Eagle) until the business closed in 1998. A second, smaller parcel presently occupied by a single detached dwelling (20 Thompson Avenue) has been acquired and included within the proposal. The former vehicle sales establishment has been be demolished, and the single detached dwelling will be demolished to accommodate this proposal (Exhibit No. 1).

The 0.37 ha (0.92 ac) site is a corner property located to the west of the boundary of the commercial strip (Kingsway Business District) along Bloor Street West (Exhibit No. 1). A three storey medical office building is located immediately west of the subject property. Low density residential development abuts the site to the south. North of the site, across the street, is Humberview Motors and a predominantly low density residential community (Exhibit No. 2).

Proposal:

The applicant proposes to construct an 83-unit, 6-storey "mainstreet" apartment building on the combined site. The building will contain 22 1-bedroom and 61 2-bedroom condominium apartments which will range from approximately 60 m² (645 sq.ft.) and 160 m² (1, 722 sq.ft.) in size, respectively. No at-grade retail is provided in the project.

The proposed apartment building would be located on the north portion of the site, along the Bloor Street West frontage. The underground parking entrance and vehicle circulation area would be located behind (south of) the building, and would be accessed at street level by a "portico" through the building at the western edge of the site, off Bloor Street West. No vehicle access/egress is proposed off of Thompson Avenue. Private passive outdoor sitting areas and a water feature within a grade-related, outdoor garden would be located adjacent to Thompson Avenue. A rooftop indoor/outdoor amenity area has also been proposed accented by a rooftop conical architectural feature.

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

Exhibits Nos. 1 and 2 are key and context maps of the area. Exhibits Nos. 3, 4 and 5 are reductions of the proposed site plan, elevations, and building cross sections. A summary of information as provided by the applicant is listed in Table No. 1.

  TABLE No. 1

 

Floor Space Index

2.6

Building Coverage	1 692 m2	104, 951 sq.ft.	45 %
Paved Area	818 m2	8, 805 sq.ft.	22 %
Landscape Area	1 240 m2	13, 347 sq.ft.	33 %
Building Height	6 storeys	20 m	66 ft.
Parking Required 1.6 per unit @ 83 units	116 resident spaces	17 visitor spaces	133 total spaces
Parking to be Provided 1.8 per unit @ 83 units	134 resident spaces	17 visitor spaces	151 total spaces

Comments:

Official Plan:

The principal portion of the site is designated Commercial-Residential Strip within the Etobicoke Official Plan and the City Centre Secondary Plan. This designation 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. While the Secondary Plan would allow eight stories, the Official Plan permits heights up to six storeys, provided they are buffered to respect the proximity of adjacent low density residential areas. Rezonings to permit such projects are subject to the provisions of Sections 4.4.4 and 4.4.5 and the criteria set out in Section 4.4.6, including height and angular plane provisions. It is noted that there are no absolute density or floor space index restrictions in the Official Plan for commercial-residential strip development although there are density gradient guidelines in the City Centre Plan. The review of this development proposal in the context of these policies is described in detail in Exhibit No. 6 of this report.

The City Centre Secondary Plan requires that new developments along Bloor Street West contain street level commercial uses to reinforce the retail character of the area. Currently, however, the Kingsway Business District ends at Thompson Avenue. The Bloor Street West frontage of the site forms part of a transition area along this section of Bloor Street West that extends to the west to the beginning of another commercial strip that extends to Islington Avenue. The character of this transition area is mixed and more open. A vehicle sales establishment (Humberview Motors) with open parking display dominates the landscape of the north side of Bloor Street West opposite the site. The south side of Bloor Street is developed with medical buildings, auto leasing and a veterinarian clinic at Mimico Creek.

As the site has not previously provided grade related retail, the applicant was not interested in pursuing a mixed-use building at this location. Staff recommend, however, that some flexibility be introduced to allow opportunities for future changes as the area changes. The proposed By-law would permit enough flexibility for the ground floor apartments facing Bloor Street West to adopt a more commercial character over time. The applicant has agreed with this approach.

The second smaller parcel of land which is presently occupied by a single detached dwelling (20 Thompson Avenue) is designated Low Density Residential. The Official Plan policies for such designations (Section 4.4.7) permit the incorporation of adjacent properties, without amendment to the Official Plan, where existing commercial development directly abuts residential uses to the rear without separation by a service lane. The applicant, for reasons of consistency, has requested an amendment to redesignate the Low Density Residential to Commercial-Residential which would create a new logical boundary for the subject lands. Applications to amend the residential designation of these lands are subject to the provisions of Section 4.2.23. The review of this development proposal in the context of these policies is described in detail in Exhibit No. 7 of this report.

In summary, the project generally conforms with the principles of mainstreet intensification and staff are satisfied that the proposed apartment building generally conforms to the Official Plan and does not significantly interrupt the commercial continuity of Bloor Street West. The proposal also meets the majority of the criteria for assessing the appropriateness of the density and height for the subject site, including the setback , angular plane and landscape buffering of the project from the low density residential area immediately to the south; proximity to retail facilities, schools, public transit, arterial roads; and, the provision of on-site parking.

Zoning Code:

The principal portion of the subject site is zoned Limited Commercial (CL) in the Etobicoke Zoning Code, which permits a range of commercial uses, as well as apartment buildings and walk-up apartments above stores. The balance of the lands are zoned Second Density Residential (R2) and generally permits single detached dwellings. To permit the proposed apartment building, a site-specific by-law amendment is proposed to provide for site specific development standards in the Zoning Code related to parking, building setbacks, height, floor space index and landscaped open space. In addition, the by-law would permit the use of the ground floor apartments facing Bloor Street West as live/work space as well as other specific uses permitted in the Commercial zone.

Urban Design and Site Plan Considerations:

The proposed building is six (6) storeys in height excluding the enclosed roof-top amenity, conical architectural feature and mechanical penthouse structure. The floor area of the enclosure on the roof covers less than 15% of the building roof area. In reviewing the height of the applicant's proposal, staff have considered the shadow impacts of the proposed development and compliance with the 45 degree angular plane provisions of the Official Plan. After reviewing the most recent plans, Planning staff note that there are no concerns regarding overshadowing, as the site is located to the north of the abutting residential neighbourhood and the project is in full compliance with the 45 degree angular plane test.

The building would be set back 18.5 m (61 ft.) from the low density residential to the south which allows for the planting of significant trees to buffer the project from the low density residential area immediately to the south.

A road widening of a maximum of 2.5m/8 ft. has been requested by Works and Emergency Services along the Bloor Street West frontage. The proposed apartment building would be located not more than 2.5 m (8 ft.) south of the new street line of Bloor Street West. Raised planter boxes and precast pavers are proposed at-grade along the Bloor Street frontage area. The low planters have been proposed to provide privacy from passers-by for the north-facing ground floor apartments. Staff will be reviewing the details of this design including the possible relocation of the raised planters as part of the finalization of the Site Plan details.

 City Council at its meeting of March 4, 5, and 6, 1998, adopted the Terms of Reference for the Kingsway/Bloor Street District Urban Design Review. The purpose of the review was to develop urban design guidelines for new development/redevelopment within the "mainstreet" section of Bloor Street. Council further endorsed the creation of a Working Committee, partially consisting of the Kingsway Park Ratepayers' Association and the Kingsway BIA to assist in the Public Consultation process. The design guidelines are in draft form and will be presented to Council later this year.

Planning staff have consulted with the applicant's Architect and reviewed the application within the context of the emerging goals and objectives of the guidelines. Staff have noted a number of positive features of the design including the visual prominence of this corner property, and the uniqueness of the main corner entrance design to this area. The location of the building has been designed to address the "streetwall" and has incorporated a strong two-storey base building element which helps integrate it within the existing built-form context. While the plans originally submitted indicated some building articulation, Staff noted that additional setbacks along the building facades were warranted and that stronger vertical and horizontal elements were recommended in order to reduce the visual scale and impact of building mass. These changes have been incorporated by the applicant in this latest revision.

Community Planning staff are satisfied that the project generally complies with a number of goals and objectives of the evolving Urban Design Guidelines and is an appropriate building type and design for "mainstreet" developments.

With respect to the provision of public art, the applicant has agreed to explore ways of incorporating public art in the entry area of the development at the corner of Thompson and Bloor. The provision of public art will be secured as a condition of site plan approval.

Landscape Open Space and Recreational Amenities:

The proposed site plan would allow for 33 percent (1, 240 m² /13, 350 sq.ft.) of the site to be devoted to landscape open space. Rooftop outdoor amenity space of approximately 600 m² (6,500 sq.ft.) has been appropriately located adjacent to indoor amenity areas to improve recreational opportunities and interaction between the indoor and outdoor spaces. The rear setback from the property line will permit a generous private passive outdoor recreation and garden area, and provides a buffer from the lower density residential uses. The building has also been setback from Thompson Avenue to provide private patio areas for ground floor units and a planted buffer from adjacent uses. These buffers would be further enhanced through the provision of decorative and/or acoustical fencing along the rear and side property lines and will be secured as part of approval.

The existing 2 m (5 ft.) wide sidewalk along Bloor Street will be flanked with a double row of street trees within the expanded boulevard. A sidewalk along Thompson Avenue will be extended with a number of new street trees. The existing on-street parking located on the west side of Thompson Avenue will be retained. Finalization of the detailed landscape plan will be required as part of site plan approval.

Transportation Analysis:

A Traffic Impact Assessment submitted by the applicant, dated June 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 existing road network and no discernible use of any local streets by site generated traffic will occur. The Traffic Planning Section of Works and Emergency Services concurs with the findings of the report and note that the study was based on an originally proposed 78-unit development. The nominal increase in the number of residential units from 78 to 83 would have a negligible traffic impact of the current development proposal on the surrounding road network (Exhibit No. 8).

A circular driveway system has been proposed by the applicant to access the under ground parking garage and main drop-off area. This system has been designed for passenger vehicles only. Truck loading and servicing is proposed under the "portico" at the southwest portion of the building removed from low density residential uses. The underground parking entrance and vehicle circulation area would be located behind (south of) the building, and would be accessed at street level by a "portico" through the building at the western edge of the site, off Bloor Street West (See Exhibit No. 3). No vehicle access/egress is proposed off of Thompson Avenue. A guiding principle of "mainstreet" redevelopment discourages vehicle access/egress points along the mainstreet frontage. Staff had reviewed alternate access/egress scenarios including the use of the signalized intersection and Thompson Avenue. It was, however, determined that this intersection's skewed configuration, which is unique within the commercial strip, made it difficult to fully utilize the intersection. While not ideal from a "mainstreet" perspective the Bloor Street access and "portico" is acceptable.

Transportation Planning staff have also advised that the 6.0 m (20 ft.) wide single driveway located at the western limit, is undersized. A minimum driveway width of 7.2 m (24 ft.), with a 5.0 m (16 ft.) corner radii is required. These modifications may require the removal and/or relocation of two tandem public parking stalls on Bloor Street, immediately to the west of the site. The loss of these spaces, however, may be offset by the introduction of additional metered parking on the west side of Thompson Avenue, as a result of the restoration of the municipal boulevard where existing driveways are to be closed. The applicant is responsible for all costs associated to the satisfaction of Works and Emergency Services and Toronto Parking Authority.

The parking requirement for this type of Condominium development is 1.6 spaces per dwelling unit. In this case, a total supply of 133 spaces is required, including 17 visitor spaces. The applicant will supply a total of 151 spaces, including 17 visitor spaces, in a two-level below grade parking garage. This proposed parking supply is equivalent to a ratio of 1.8 spaces per dwelling unit and acceptable to Transportation staff.

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 maximum 2.5 m widening across the Bloor Street West frontage of the site towards achieving the 30 m (98 ft.) right-of-way shown in the Official Plan

-Revision to the proposed underground garage ramp in accordance with Works and Emergency Services Standards

-Submission of garage security and access control to the satisfaction of Works and Emergency Services and Toronto Police Service

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

-Obtaining applicable permits for building location, access and streetscape prior to construction including any other permits associated with construction activities.

Environmental Matters:

The site was previously occupied by a vehicle sales establishment and public garage (McDowell Jeep Eagle) for several years until the business closed in 1998. The applicant has submitted Phase I/II and III Environmental Site Assessment Reports prepared by an environmental consultant, Dillon Consulting Limited (July 1997 and 1998, respectively). These studies are currently under review by a Peer review consultant. The approval of the by-law should be conditional upon confirmation by the Works and Emergency Services that the Environmental Site Assessment Reports prepared by Dillon Consulting Limited are acceptable and that any remediation measures are appropriately secured.

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, Toronto Hydro and the Health Department.

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. 9). The following technical requirements shall also be provided to the satisfaction of the Division:

-The developer will be responsible for service connections to existing watermains, sanitary sewers, and storm sewers on Bloor Street and Thompson Avenue.

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

The developer will be required to submit a lot grading plan, prior to the issuance of Building Permit(s).

-The developer will be required to reconstruct existing and install were necessary public sidewalks on Bloor Street and Thompson Avenue.

- The building shall be constructed to condominium standards.

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

The Fire Department has requested confirmation of entrance access points and hydrant coverage in accordance with Ontario Building Code requirements (Exhibit No. 10).

The Toronto Public School Board has advised that the students anticipated from the proposed development can be accommodated at Sunnylea Middle School. Students, however, cannot be accommodated at Norseman Junior-Middle School and Etobicoke Collegiate, and alternative accommodation arrangements will be required (Exhibit No. 11). The Toronto Separate School Board has expressed their concern regarding the overcrowding and lack of permanent facilities at Our Lady of Sorrows School (JK-8) and Bishop Allen Academy Catholic Secondary School (9-OAC) (Exhibit No. 12). 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 financial contribution be required.

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 review (Exhibit No.13).

Staff have not received comments from Parks and Recreation staff. As this development site is within the secondary plan area, parkland dedication is to be calculated at a rate of 0.5 ha for every 300 dwelling units to a maximum of 20% of the land proposed for development. Payment of cash-in-lieu of parkland is required prior to the issuance of a Building Permit(s) to the satisfaction of the Policy & Development division of Economic Development, Culture & Tourism.

Community Meeting:

On June 8, 1999, a community meeting was attended by approximately 75 area residents who indicated general support for the application. Some concerns that were expressed related to traffic impact and access arrangements, precedent for the inclusion of low density residential within the development, sun-shadow effects, and building elevations and design.

Staff note that the Traffic Planning Section of Works and Emergency Services concurs with the findings of a Traffic Impact Assessment that has been submitted and concluded that the amount of vehicle traffic expected to be generated by the proposed development can be accommodated on the existing road network.

Conclusions:

The application has been evaluated within the context of the Official Plan policies for development within Commercial-Residential Strip designations. The proposed mainstreet apartment building conforms with the relevant Official Plan policies, and would not significantly disrupt the continuity of commercial uses in the Bloor Street strip.

Revisions to the original proposal provide for positive design modifications and address the commercial nature of the Bloor Street West frontage (e.g. live/work). The proposal also meets the majority of the criteria for assessing the appropriateness of the density and height, including setback, angular plane and landscape buffering of the project from the low density residential area immediately to the south. The site is in close proximity to retail facilities, schools, public transit, arterial roads; and provides acceptable on-site parking.

Staff recommend that the draft 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:

Prior to Community Council's enactment of the Official Plan and Zoning amendments, confirmation is required by the Works and Emergency Services that the Environmental Site Assessment Reports prepared by Dillon Consulting Limited are acceptable and that any remediation measures have been appropriately secured.

Enactment of an amendment to the Official Plan to redesignate a portion of the site from Low Density Residential to Commercial-Residential Strip and introduce a Special Site Policy to grant relief from the Commercial Policies of the City Centre Secondary Plan in accordance with the Draft Official Plan Amendment attached as Exhibit No. 14.

3.Enactment of a site specific amending by-law shall rezone the Second Density (R2) portion of the site to Limited Commercial (CL) and reconfirm the existing limited Commercial (CL) zoning of the entire site and incorporate site-specific provisions addressing 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 Bloor Street West for specified uses currently permitted by the Commercial zoning.

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

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

The grade of the ground floor of the apartment building, private courtyards and the height of associated planters and steps on Bloor Street West be redesigned to the satisfaction of the City Planning Division of Urban Planning & Development Services.

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.

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

(v)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.

(vi)Submission of revised plans for the access driveway and ramp to the below grade parking structure including details with respect to garage access, lighting and security to the satisfaction of Toronto Police Services and the Works and Emergency Services.

(vii)The resolution of on-street parking matters with respect to the potential removal and/or relocation of two tandem public parking stalls on Bloor Street and, installation of parking meters for the proposed on-street tandem parking spaces adjacent to the site along Thompson Avenue, at the applicant's expense to the satisfaction of Traffic Planning Division of Works and Emergency Services and the Toronto Parking Authority.

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

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

(x)Dedication of a road widening to a maximum of 2.5 m (8 ft.) along the Bloor Street West frontage to the satisfaction of the Transportation Services Division of Works & Emergency Services.

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

(xii) The provision of public art to the satisfaction of the Etobicoke Public Art Advisory Committee.

 Contact Name:

Paulo Stellato, MCIP, RPPTel: (416) 394-6004

Community Planning, West DistrictFax: (416) 394-6063

   Karen V. Bricker, MCIP

Director of Community Planning, West Office

PS/nt

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Exhibit No.6

Official Plan Criteria for Considering Appropriate Density and Height

On Lands Designated Commercial-Residential Strip

Section 4.4.4

The maximum height of development on Commercial-Residential Strips shall not exceed six (6) storeys and shall be stepped down to a lower height or separated by distance or buffers where necessary to respect the proximity of nearby low density residences.

The proposed building is six (6) storeys in height excluding the enclosed roof-top amenity, conical architectural feature and mechanical penthouse structure. The floor area of the roof-top enclosure is approximately 225 m² (2, 421 sq.ft.) and equates to 13 % of the buildings roof area. The enclosure excluding the architectural feature is set back 4 m (13 ft.) from the north and 10 m (33 ft.) building lines and has been designed so that its visibility from the street has been minimized.

The building would be set back 18.5 m (61 ft.) from the low density residential to the south. In addition the underground parking structure will be setback 4.0 m (13 ft.) from the south property line to allow for the planting of significant trees to buffer the project from the low density residential area immediately to the south.

Section 4.4.5

The Zoning Code shall establish standards for floor space, density and height, site coverage, parking and reduced setbacks, appropriate for this designation, and shall permit the incorporation of residential units into Commercial-Residential Strips by the following means:

a)apartment units above commercial units;

b)residential buildings which are integrated with commercial development on the same site; or,

c)residential buildings on separate sites along strips provided the residential use does not interrupt the continuity of the commercial frontage to a significant degree.

The maximum net density and height permitted by the Zoning Code shall have regard for the criteria set out in Section 4.4.6. Height adjacent to areas designated Low Density Residential shall be regulated by both absolute height limits, and a 45 degree angular plane requirement from the lot line of the adjacent Low Density designations.

Refer to the discussion under Subsections (g) and (h) of the following Section.

 Section 4.4.6

a)the proximity of the site to Medium or High Density Residential designations;

Lands designated High Density Residential are located east of Prince Edward Drive, concentrating around the Old Mill subway station, and to the west at Islington Avenue, concentrating around the Islington subway station.

the adequacy of local social and educational services;

 The Toronto Public School Board has advised that the students anticipated from the proposed development can be accommodated at Sunnylea Middle School. Students, however, cannot be accommodated at Norseman Junior-Middle School and Etobicoke Collegiate, and alternative accommodation arrangements will be required (Exhibit No. 11). The Toronto Separate School Board has expressed their concern regarding the overcrowding and lack of permanent facilities at Our Lady of Sorrows School (JK-8) and Bishop Allen Academy Catholic Secondary School (9-OAC) (Exhibit No. 12). 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.

The site is in close proximity to the Brentwood Library and the Fairfield Seniors Centre. The site is within walking distance of the lawn bowling clubs in Central Park and a number of natural walking opportunities along the Mimico Creek Valley. There are numerous shopping opportunities and restaurant facilities throughout the Kingsway Business District and in the Islington Area.

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

The site is directly located on Bloor Street West, a former Metropolitan Toronto arterial road, and three city blocks west of Royal York Road, where the Royal York Road subway station is located. The site itself is not considered to be expressway oriented but is 6 km away from the F. G. Gardiner Expressway, 8 km away from Highway #427, and 16 km away from Highway #401.

A Traffic Impact Assessment 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 existing road network and not significant enough to create adverse impacts on the intersection or surrounding, low density residential neighbourhoods. Transportation Planning staff of the Works and Emergency Services Department concur with this conclusion.

d)the suitability of the site in terms of size and shape to accommodate the proposed density including on-site parking, landscaping and recreational facilities;

The Traffic Impact Assessment submitted in support of the application notes that all parking is accommodated underground and due to natural grades, a minimum of exposed ramping is required. There are no concerns with the parking as the parking ratio for the condominium apartments exceeds the Condominium Guideline provisions of the Official Plan.

The proposed site plan would allow for 33 percent (1, 240 m² /13, 350 sq.ft.) of the proposed condominium to be devoted to landscape open space. Rooftop outdoor amenity space of approximately 600 m² (6, 500 sq.ft.) has been appropriately located adjacent to indoor amenity areas to improve recreational opportunities and interaction between the indoor and outdoor spaces. The rear setback from the property line will permit a generous passive outdoor recreation and garden area, and provides a buffer from the lower density residential uses. The building has also been setback from Thompson Avenue to provide private patio areas for ground floor units and a planted buffer from adjacent uses. A common room will also be provided on the ground floor, adjacent to the elevator lobby.

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 (pertains to sites 1 ha or greater);

The site is less than the 1 ha area to which Section 2.2.6 applies. This project does provide for an alternate form of accommodation on a "mainstreet", in an otherwise commercial strip and low density residential area.

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

As noted previously, the Traffic Impact Assessment submitted by the applicant, and accepted by Works and Emergency Services, concluded that the amount of vehicle traffic expected to be generated by the proposed development can be accommodated on the existing road network and will not result in a discernible increase in use of any local streets by site generated traffic.

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 neighbouring residential uses; and,

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 project does not result in the loss of any existing amenity space for the neighbouring area, as the site is a vacant, a once occupied by a vehicle sales establishment and public garage. There are no concerns regarding overshadowing, as the site is located to the north of the abutting residential neighbourhood and the project is in full compliance with the 45 degree angular plane test.

The proposed building is oriented towards both the Bloor Street West and Thompson Avenue frontages. The building is setback approximately 18.5 m (60 ft.) from the lot line abutting the residential properties to the south in accordance with the angular plane principle applied by the City. In addition, the rear setback from the property line will permit a generous passive outdoor recreation and garden area, and provides a buffer from the lower density residential uses. This buffer would be further enhanced through the provision of decorative and/or acoustical fencing along the rear and side property lines and will be examined in detail at the site plan review stage.

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

The site is in close proximity to the valley of the Mimico Creek and open space amenities along the corridor. The closest open space is Central Park, located to north opposite Bloor Street, and Spring Garden Park, bordering the Creek as well, about 0.5 km south.

j)the ability to meet the housing targets in Section 2.2; and,

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

The proposal will assist in meeting the targets and other housing objectives of the Plan and will not adversely affect the identified population ranges.

l)the availability of alternative undeveloped or underdeveloped retail lands to accommodate the proposed use; and,

m)the potential for adverse impact on the planned function of other Retail or Commercial-Residential designations. In order to assess such impact, Council may require the applicant to submit a market impact study.

The Kingsway Business District abruptly ends at Thompson Avenue. The Bloor Street West frontage of the site forms part of a transition area along this section of Bloor Street West that extends to the west to the beginning of another commercial strip that extends to Islington Avenue. The overall neighbourhood is well served with a hierarchy of retail services ranging from Regional Malls (Sherway Gardens), Community Scale Malls (Humbertown Plaza), as well as, abutting "mainstreet" commercial.

An Independent Market Impact Study submitted by the applicant, dated April 12, 1999, and prepared by W. Scott Morgan, concluded that little additional demand is forecast to support retail uses in the proposed condominium development. . Staff recommended that some flexibility be introduced to allow opportunities for future changes as the transition strip transforms over time.

The applicant has agreed and the ground floor apartment units to the west of the lobby are at-grade level, the balance of these ground floor units would be grade related and average approximately 3 steps above grade with the most westerly end unit being 4 steps above grade due to the established westerly sloping grade along this section of Bloor Street West. The private residential courtyards have been redesigned to reflect an urban extension of the hard surface landscaping with raised planters adjacent to the building. The proposed By-law would permit enough flexibility for the ground floor apartments facing Bloor Street West to adopt a more commercial character over time.

Exhibit No.7

Official Plan Criteria for Considering the Deletion of a Residential Designation

 Section 4.2.23

Proposals to amend this Plan to redesignate all or part of a Residential designation to an alternative land use designation shall be evaluated on the basis of:

the viability of the remainder of the Residential designation to function as a residential area; and,

The remaining low density residential area located to the south will remain intact. Land use conflicts will have effectively been deleted by the introduction of residential uses and the residential character of Thompson Avenue reinforced. The transition between housing forms is appropriate and proposed buffering. The rear setback from the property line will permit a generous passive outdoor recreation and garden area, and provides a buffer from the lower density residential uses. The building has also been setback from Thompson Avenue to provide private patio areas for ground floor units and a planted buffer from adjacent uses. These buffers would be further enhanced through the provision of decorative and/or acoustical fencing along the rear and side property lines and will be examined in detail at the site plan review stage.

b)the impact on the housing targets in Section 2.2.

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