STAFF REPORT
January 26, 2000
To: Etobicoke Community Council
From: Director, Community Planning, West District
Subject: PRELIMINARY REPORT
Applications to amend the Etobicoke Official Plan and Zoning Code
Oxford Hills Developments
15 West Deane Park Drive
File No. Z-2309 (Markland-Centennial)
Purpose:
To provide preliminary information on the above-noted applications and to seek Community Council's directions on further
processing of the applications and on the community consultation process.
Financial Implications and Impact Statement:
There are no financial implications resulting from the adoption of this report.
Recommendations:
It is recommended that:
(1) Staff be directed to schedule a Community Information Meeting in consultation with the Ward Councillors.
(2) Staff be authorized to schedule a Public Meeting under the Planning Act to consider this application, targeted for the
second quarter of 2000.
(3) Staff be directed to prepare a final recommendation report for the Public Meeting.
(4) Notice of the Public Meeting be given in the manner prescribed in the Regulations of the Planning Act.
Comment:
Site Description and Context:
The 0.95 ha (2.34 ac) parcel of land is located on the southeast corner of West Deane Park Drive and Rabbit Lane. The site
is currently occupied by a one-storey L-shaped commercial plaza (East Mall Plaza) and associated surface parking.
Medium density uses in the form of a 6-storey apartment building and above-grade parking structures are located to the
south of the subject site. To the west and northwest, opposite Rabbit Lane, is an automotive use and medium density
residential uses in the form of 2 to 3-storey townhouses and 3-storey walk-up apartment buildings. Low density residential
uses in the form of single detached dwellings are located to the north, opposite West Deane Park Drive. To the immediate
east of the site is Josyf Cardinal Slipyj separate elementary school (Attachment No. 1).
Proposal:
The applicant proposes to demolish the existing structures and construct an 55-unit residential townhouse development.
Twenty-one townhouse units are proposed along Rabbit Lane and West Dean Park Drive street frontages, with garages to
the rear of the units gaining access from a private driveway system. The remaining 34-units will be internal to the site and
will be accessed by a private driveway system.
Each of the proposed units is 3-storeys in height, with a minimum width of 6.3 m (20.7 ft.). The 21 street-oriented units
fronting onto West Dean Park Drive are approximately 167 m2 (1, 800 sq. ft.) in size, while the 34 internal units are
approximately 148 m2 (1, 600 sq. ft.). The units are arranged in a number of groupings of varying size from 3 to a
maximum of 8 units within the development blocks (Attachment No. 2).
It is intended that the project units would be developed as condominium units and/or freehold units, with the driveway
forming part of the "common elements condominium" under the provisions of the new Condominium Act (The New
Condominium Act has received Royal Ascent, but has yet to come into effect pending issuance of the necessary
Regulations, which is expected shortly). If the Condominium Act has not been fully approved then the entire project would
be condominium.
Existing Use: One-storey commercial plaza (East Mall Plaza)
Official Plan: Neighbourhood Retail
Zoning: Planned Commercial Local Zone (CPL)
Gross Site Area: 0.94 hectares (2.34 acres)
Gross Floor Area: 8 564 m2 (92, 185 sq.ft.)
Floor Space Index: 0.9
Units per Hectare: 58
Coverage: 3 426 m2 (36, 878 sq.ft.) 36 %
Height: 3 storeys
Parking Provided: 116 spaces (one space within the integral garage and an additional space in front of each unit, plus a
visitor parking area containing 6 spaces)
Official Plan:
The property is currently designated Neighbourhood Retail in the Official Plan. This designation permits a specified range
of retail and service uses related to the surrounding area (e.g. convenience stores, barber shops, restaurants, dry cleaners).
As well, small scale community recreational facilities are permitted, provided they are secondary to the commercial uses.
The Official Plan permits residential uses and intensification within the Neighbourhood Retail designation, provided that
they are incorporated through a rezoning process.
The applicant has proposed a residential project without a retail component. Accordingly, an Official Plan amendment to
permit the proposed medium density residential development is required.
Zoning Code:
The subject lands are zoned Planned Commercial local Zone (CPL) by the Etobicoke Zoning Code. The Planned
Commercial local Zone (CPL) permits a wide range of retail, service and other commercial uses, however, residential uses
are not permitted. Accordingly, a rezoning to a site specific Group Area Fourth Density Residential (R4G) is necessary in
order to permit the proposed medium density residential development.
Issues:
No city-wide issues have been identified. Local issues relate to availability of other Retail designations to serve the area, as
well as, the context in which the application will be located, streetscape requirements, as well as grading. Specifically, the
details of the proposed design, as well as, screening and setbacks for the project will be reviewed in the context of the
City's emerging Infill Townhouse Design Guidelines.
Conclusions:
The application is currently in circulation. A staff report on the application could be available in the spring. A Public
Meeting will be held by Etobicoke Community Council at the earliest date following the receipt of the staff report. If
deemed necessary by the ward Councillors, a community meeting will be held prior to the staff report being tabled.
Contact:
Paulo Stellato, MCIP, RPP Tel: (416) 394-6004
Planner Fax: (416) 394-6063
Community Planning, West District Email: apstellato@toronto.ca
Gary Wright
Director, Community Planning
West District
PS:
Dev2/Z-2309/preliminary
List of Attachments:
Attachment No.1 - Key/Zoning Map
Attachment No.2 - Site Plan
