Amendment to the Etobicoke Official Plan and Zoning Code
1308684 Ontario Limited, 3085 Bloor Street West and
20 Thompson Avenue - File No. Z-2293 (Lakeshore-Queensway)
The Etobicoke Community Council, after considering the deputations, written submissions filed and based on the
findings of fact, conclusions and recommendations in the report (August 20, 1999) from the Director of Community
Planning, West District, and for the reason that the proposal is an appropriate use of the lands, recommends that
the application by 1308684 Ontario Limited for amendments to the Etobicoke Official Plan and Zoning Code to
permit a 6-storey, 83-unit "mainstreet" apartment building at the south-west corner of Bloor Street West and
Thompson Avenue, be approved, subject to the conditions to approval outlined in the report, as amended by:
(1)deleting the wording in Condition No. (3), and replacing it with the following:
"(3)The Second Density Residential (R2) designation on the 20 Thompson Avenue property be retained, and the
amending zoning by-law be drafted so as to provide for a Site Specific exemption to permit minor structures
necessarily incidental to the building such as underground structures, walkways, landscaping features; to exclude
retail uses as permitted by the Commercial zoning; and to incorporate site-specific provisions addressing parking,
front, side and rear setbacks, landscaped open space and floor space index."; and
(2)adding to Condition (4) the following items for consideration under Site Plan Control:
"(xiii) screening be required to prevent light pollution from vehicles, leaving the garage and moving around the
driveways, from illuminating neighbouring houses;
(xiv)sound baffling be required to prevent noise pollution from vehicles, exhaust fans and from the opening and
closing of the garage door, from disturbing the quiet enjoyment of neighbouring backyards;
(xv)venting from the garage and the driveway be directed so that exhaust pollution from vehicles avoid
completely the neighbouring property, perhaps by routing the vent to roof level; and
(xvi)a satisfactory Landscape Plan be prepared to the satisfaction of the Director of Community Planning, West
District, in consultation with The Thompson Orchard Community Association, and that such plan should, as much
as is possible, provide for, inter alia, the retention of the existing trees along the south and west sides of the
proposed development."
The Etobicoke Community Council reports having held a statutory public meeting in accordance with Sections 17 and 34
of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the
regulations thereunder.
The Etobicoke Community Council submits the following report (August 20, 1999) from the Director of
Community Planning, West District:
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 south-west 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 six-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.
Recommendation:
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 (3085 Bloor Street West), now vacant, 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 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 one-bedroom and 61 two-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
Official Plan
existing
requested
|
Commercial-Residential Strip (City Centre Secondary Plan) and
Low Density Residential
Commercial-Residential Strip - Special Site Policy |
Zoning
existing
requested |
Limited Commercial (CL) and Second Density Residential (R2)
Limited Commercial (CL) Site Specific |
Site Area
|
3 750 m2 |
40, 366 sq ft |
Proposed
number of
Units |
83 |
|
|
Density |
221 uph |
89 upa |
Gross Floor Area |
9 750 m2 |
104,951 sq ft |
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 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 percent 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 2.5 m (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 Avenue and Bloor Street West. 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 or 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 vehicular 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 underground 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 south-west 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 (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 the 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:
(1)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;
(2)revision to the proposed underground garage ramp in accordance with Works and Emergency Services Standards;
(3)submission of garage security and access control to the satisfaction of Works and Emergency Services and the Toronto
Police Service;
(4)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 ; and
(5)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 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 Public Health Division.
The Technical Services Division of Works and 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:
(a)the developer will be responsible for service connections to existing watermains, sanitary sewers, and storm sewers on
Bloor Street and Thompson Avenue;
(b)a storm water management report, incorporating quantity and quality control measures, will be a requirement for the
development;
(c)the developer will be required to submit a lot grading plan, prior to the issuance of building permit(s);
(d)the developer will be required to reconstruct existing and install were necessary public sidewalks on Bloor Street and
Thompson Avenue;
(e)the building shall be constructed to condominium standards; and
(f)the developer shall submit environmental (soil and ground water) information for peer review.
Toronto Fire Services has requested confirmation of entrance access points and hydrant coverage in accordance with
Ontario Building Code requirements (Exhibit No. 10).
The Toronto District 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 District Catholic School Board has expressed their concern regarding the overcrowding and lack of permanent
facilities at Our Lady of Sorrows School (junior kindergarten to grade eight) and Bishop Allen Academy Catholic
Secondary School (grade nine to 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 is 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 percent 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 and Development Division of Economic Development, Culture and 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 and 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 conditions below should apply.
Conditions to Approval:
(1)Prior to Community Council's enactment of the Official Plan and zoning amendments, confirmation is required by
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.
(2)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:
(i)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;
(ii)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 and
Development Services;
(iii)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 and Development Services;
(iv)submission of a stormwater management report, grading plan and construction management plan to the satisfaction of
the Technical Services Division of Works and 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 and 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 the Toronto Police Service and 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 and Development Division of Economic
Development, Culture and 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 and Emergency Services;
(xi)a construction site management plan to the satisfaction of the Staff Advisory Committee on Development Control;
and
(xii)the provision of public art to the satisfaction of the Etobicoke Public Art Advisory Committee.
Contact Name:
Mr. Paulo Stellato, MCIP, RPP
Community Planning, West District
Tel.: (416) 394-6004; Fax: (416) 394-6063
Exhibit No. 1
Exhibit No. 2
Exhibit No. 3
______
The Etobicoke Community Council reports, for the information of Council, also having had before it the following
communications:
(i)(August 26, 1999) from Dr. and Mrs. Earle Varty, Etobicoke, submitting comments in opposition to the re-zoning of
20 Thompson Avenue;
(ii)(August 26, 1999) from Mr. Glen M. Hogg, Etobicoke, advising that he is in favour of the proposal to amend both the
Official Plan and the Zoning Code as a package; and commenting that he does not favour a general rezoning of the
property without the commitment to construct the quality condominium which has been planned;
(iii)(August 30, 1999) Mrs. Wilhelmina Kolody, Etobicoke, expressing her views in opposition to the proposal;
(iv)(August 31, 1999) Ms. Mary L. Campbell, President, The Kingsway Sunnylea Residents' Association/KPRI,
expressing concerns regarding negative precedents that may be established with this project; suggesting that a set-back at
the fourth storey of this proposal would enhance the human scale of the building and make the structure a better fit for the
neighbourhood; and requesting details of the 'greening' for this project;
(v)(September 1, 1999) from Mr. and Mrs. A. Cachia, Etobicoke, submitting comments in opposition to the proposal on
behalf of Mr. and Mrs. Levy, Mr. and Mrs. Brown, Mr. and Mrs. Hobb, Dr. and Mrs. Varty and Mr. and Mrs. Guardian;
and requesting Community Council to vote against the application to rezone 20 Thompson Avenue;
(vi)(September 2, 1999) from Mr. Paul Scholefield, Etobicoke, submitting various concerns/issues regarding the
proposal;
(vii)(September 3, 1999) from Ms. Cindy Girvan, Etobicoke, submitting various concerns regarding the proposal;
(viii)(September 7, 1999) from Mr. Brian Fenoulhet, Chairman, The Thompson Orchard Community Association,
requesting, on behalf of the Board of Directors of The Thompson Orchard Community Association, that the suggested
solutions to the issues raised by the Board, outlined in the communication, be included as conditions to approval of the
application; and
(ix)(September 9, 1999) from Mr. and Mrs. Wilfred Coutu, Etobicoke, submitting comments in support of the
condominium project; advising that the addition of the adjacent 20 Thompson Avenue as park area will further enhance the
design of the project; and.
(x)(September 15, 1999) from Mr. Barry Phillips, President, Kingsway Business Management Board, advising that the
Board supports the proposal for a "mainstreet" apartment building, but does not think it is necessary for the project to
include retail space on the street level.
The following persons appeared before the Etobicoke Community Council in connection with the foregoing matter:
-Mr. Brian Fenoulhet, Chairman, The Thompson Orchard Community Association, reviewing the issues that had been
agreed upon by the Association and the applicant;
-Dr. Earle Varty, Etobicoke, reiterating the comments contained in his communication dated August 26, 1999, that he
was opposed to the re-development of 20 Thompson Avenue;
-Mr. Walter Dashko, Etobicoke, raising a number of concerns including the height of the structure and potential traffic
congestion;
-Mr. Joshua Abush, Etobicoke, expressing his concerns including safety, traffic flow;
-Mr. Paul Scholefield, Etobicoke, comments on issues including the re-zoning of 20 Thompson Avenue, neighbourhood
safety, and the amount of visitor parking spaces ; and
-Mrs. Wilhelmina Kolody, Etobicoke, reiterating the views stated in her communication dated August 30, 1999, in
opposition to the project.
(A copy of each of Exhibits Nos. 4 to 14, referred to in the foregoing report, was forwarded to all Members of Council with
the agenda for the Etobicoke Community Council meeting of September 14 and 15, 1999, and a copy of each is on file in
the office of the City Clerk.)