May 6, 1999
To:North York Community Council
From:Rob Dolan
Acting Director, Community Planning, North District
Subject:FINAL REPORT
ZONING AMENDMENT APPLICATION
1261075 Ontario Inc. (Tor-bel Group)
906 Sheppard Avenue West,
Lot 7, R.P. 3103 and Lot 16, Conc. 2 W.Y.S.
Ward 8 - North York Spadina
UDZ-98-20
Purpose:
This is the final report on an application to amend the Sheppard West/Dublin Secondary Plan
and the zoning by-law to permit the construction of a 5 and 7 storey condominium apartment
building with grade related commercial on the southern portion of the site and 4 single family
dwellings on the northern portion of the site, fronting onto Cocksfield Avenue.
Recommendations:
It is recommended that:
(1) For the purpose of clarity, the Sheppard West/Dublin Secondary plan be amended so as to
allow a site specific policy for the property at 906 Sheppard Avenue West, to permit the
stacking of density on the southern portion of the site, as long as the total density of the site
does not exceed a FSI of 2.
(2) The C1 zoning on the northern 29.3 metres of the site be amended to a R6 exception zone
as shown on Schedule "E" with the following exceptions:
(a)the minimum lot area of 350 square metres.
(b)the minimum front lot yard setbacks shall be 7.5 metres.
(c) the minimum rear lot yard setbacks shall be 7.5 metres.
(d) for the corner lot, the side yard setbacks facing the street shall be 2 metres.
(3)The C1 zoning on the southern portion of the site be amended to a C4 exception zone as
shown on Schedule "E" with the following exceptions:
(a)All of the uses in a C4 zone are permitted with the exception of a medical office and
restaurant and take-out restaurant.
(b)The maximum gross floor area of 7445 square metres shall be permitted of which a
maximum of 588 square metres may be used for non-residential purposes at grade.
(c)At least 25 percent of the total units will have a maximum net gross floor areas as
indicated below:
3 bedroom units: 98 square metres
2 bedroom units: 82 square metres
1-bedroom units: 62 square metres.
(d) The yard setback requirement shall be as set out on Schedule "F".
(e)The maximum height of the building shall be as shown on Schedule "F".
(f)A 1.5 metre wide landscape strip shall be provided the length of the side lot line that
abuts 247 Cocksfield Avenue.
(4)The conditions of the Works and Emergency Services, Transportation Services as set out
in Schedule "I" hereto;
(5)The conditions of the Works and Emergency Services, Development Services as set out
in Schedule "J" hereto;
(6)The conditions of the Economic Development, Culture and Tourism, Policy and Planning
Section, as set out in Schedule "K" hereto;
(7) The conditions of the Medical Officer of Health, Environmental Health, as set out in
Schedule "L" hereto;
(8)Prior to the enactment of a zoning by-law, the applicant shall receive site plan approval
for the mixed use building.
(9)Prior to the enactment of a zoning by-law, a road closing by-law must be approved by
City Council for the lands at the north-east corner of Shepard Avenue West and Wilson
Heights Boulevard and the applicant shall have purchased the surplus lands from the City.
(10) Prior to the enactment of a zoning by-law the applicant shall apply for and receive
severance of the site into 1 block and 4 lots.
Background:
1.0 Proposal
In July 1998, the applicant submitted an rezoning application for permission to construct a
five storey mixed use building containing 80 units and at a density of 2.03 FSI on lands
located at the north east corner of Sheppard Avenue West and Wilson Heights Boulevard.
The proposal was presented to the community at a meeting held on November 3, 1998 at
William Lyon MacKenzie Secondary School.
On March 10, 1999 the applicant submitted revised plans for a five and seven storey, 72 unit
condominium apartment building with ground floor commercial and 6 single family dwellings
fronting onto Cocksfield. The site can be enlarged by 426.48 square metres by including an
unused portion of road allowance, which requires a road closing by-law, which will be
reported on separately. The applicant has initiated the process to close the road and is
negotiating with Corporate Services respecting the purchasing of the lands.
The pertinent statistics are as follows:
