January 28, 2000
To: North York Community Council
From: Rob Dolan, Director, Community Planning, North District
Subject: Preliminary Report
Official Plan Amendment Application
1100 Sheppard Avenue West
584952 Ontario Limited
UDOZ-99-38
Ward 8 - North York Spadina
Purpose:
This is a preliminary report on an application to amend the Official Plan for the property known as 1100 Sheppard Avenue
West to permit a mixed commercial residential project with a FSI of 4.5.
Financial Implications and Impact Statement:
None.
Recommendations:
It is recommended that:
(1) Staff be directed to schedule a Community Consultation Meeting in consultation with the Ward Councillor(s).
(2) Staff be authorized to schedule a Public Meeting under the Planning Act to consider this application, targeted for the
third quarter of 2000.
(3) Staff be directed to prepare a Final Report for the Public Meeting.
(4) Notice of the Public Meeting be given in a manner prescribed in the Regulations under the Planning Act.
Background:
In 1988, North York City Council adopted a site specific zoning by-law for this site to permit the construction of an
office/retail/warehouse complex consisting of a nine storey office building at the Allen/Sheppard corner, stepping down to
three storeys along the Allen Road frontage and three storeys along the north property line at a density of 1.1 times the area
of the lot. Only the three storey retail/office component along the north property line has been constructed.
City Council in July 1998 approved the Downsview Area Secondary Plan. The Secondary Plan requires staff to undertake a
review of the Allen/Sheppard intersection. City staff in consultation with a outside planning consultant, local residents,
businesses and the Ward Councillors have been developing public realm, streetscape and built form guidelines for the
lands at the Allen/Sheppard intersection. Staff will be reporting to North York Community Council in the near future on
these guidelines.
In an Order dated December 2, 1999, the Ontario Municipal Board noted that since all objectors to OPA 464 had
withdrawn from the hearing, that the Downsview Area Secondary Plan is now in effect, as modified by Council on July 27,
28, 29, 1999, except for the portion (Sports and Entertainment designation) deferred by Council at its meeting on
September 28 and 29, 1999. Staff is currently reviewing the Sports and Entertainment designation and will report back in
the near future on the planning process.
Comments:
Site Description
The subject 4.35 ha (10.75 acre) site, municipally known as 1100 Sheppard Avenue West, is located at the north-west
corner of Allen Road and Sheppard Avenue West. The site currently contains a three storey building used for retail and
office uses at the northern portion of the site, the south end of the site contains a parking area and vacant lands.
To the east, at the north-east corner of Allen Road and Sheppard Avenue is the north pedestrian access to the Downsview
Subway Station and a number of commercial properties. Further to the north-east is a residential neighbourhood of single
family houses and Wm. Lyon Mackenzie High School. On the south-east corner is the main Sheppard Subway Station and
bus terminal, and further south is a vacant 28 ha. site owned by the City. The south-west corner of the intersection is the
former Downsview military base. These lands currently contain DCIEM, a federal research facility, and old hanger
buildings currently used by Ministry of National Defence. Further south is the Bombardier (de Havilland) plant and
runway. To the north, along Allen Road are a number of 1 storey industrial-commercial buildings. To the west, along
Sheppard Avenue are a number of strip malls containing retail and service uses.
Proposal
The proposal is to amend the Official Plan policies for the site to permit a range of commercial and residential uses up to a
FSI of 4.5.
The pertinent statistics of the proposal are listed below:
|
EXISTING PERMISSION |
CURRENTLY BUILT |
PROPOSED |
| Lot Area |
43900 m2 |
43900 m2 |
43900 m2 |
| Gross Floor Area
|
48308 m2
Office - 18580 m2
Retail - 26924 m2 |
17465 m2
|
Maximum residential 197550
m2 ,
Maximum commercial-
131700 m2 ,
Mix of both up to 197550 m2
as long as commercial does
not exceed 131700 m2 |
| Density |
1.1 FSI |
0.39 FSI |
4.5 FSI residential
3.0 FSI commercial
Mix of both up to 4.5 FSI as
long as commercial does not
exceed 3.0 FSI |
| Height |
45.7 metres |
11 metres |
244.1 CGD
(2 to 16 storeys) |
Official Plan
The site is designated Industrial under the former City of North York's Official Plan and is within the Rimrock Business
Park. The Industrial designation permits a range of industrial and commercial uses up to 1.0 FSI. The applicant proposes a
density of 4.5 FSI for commercial and residential uses.
Zoning
The site is currently zoned MC (56) (H). Under this site specific by-law a maximum gross floor area of 48308 m2 is
permitted on the site. The by-law limits office uses to 18580 m2 and retail and personal service shops to 26924 m2. The
height of buildings is limited to 45.7 metres and a maximum of 655 parking spaces are permitted on the site.
Reasons for the Application:
The proposal does not comply with the density and use provisions of the current Official Plan designation and an Official
Plan amendment is required to implement this proposal.
Issues to be Resolved:
The following issues will be addressed:
1. Co-ordination with the planning and transportation recommendations for the Allen/Sheppard Study and the deferral of
the Sports and Entertainment designation in the Downsview Area Secondary Plan.
2. Compliance with development criteria of the Official Plan to guide redesignation of Industrial lands for non-industrial
purposes.
3. Density and Use
Ensure appropriate density, scale and built form.
Ensure new uses do not impact on the viability and stability of the remaining industrial lands.
4. Transportation
A transportation study should be provided to address the traffic and parking impacts associated with this development on
the adjacent arterial road network.
Ensure any new roadways to be dedicated as public roadways.
5. Park Land
Ensure that adequate on-site park land is achieved to service this site.
6. Pedestrian Connections
Ensure direct pedestrian access both at and below grade to the subway station.
7. Public Art Program
Pursue a public art contribution of one percent gross construction costs, similar to the policy in the Downsview Area
Secondary Plan.
8. Servicing
Ensure that servicing needs, such as water, sewers and garbage pickup can be accommodated.
9. Community Services and Facilities
Ensure that adequate amenities, community facilities and social services be provided to meet needs of the new uses.
Conclusions:
The applicant is requesting an Official Plan amendment to permit the a mixed commercial residential project with a FSI of
4.5. It is recommended that a community consultation meeting be scheduled by staff, in consultation with the local
councillors, and that a Final Report be prepared to evaluate the proposal, with notice provided for a Public Meeting when
appropriate.
Contact:
Paul Byrne, Senior Planner
North York Civic Centre
Telephone: (416) 395-7105
Fax: (416) 395-7155
E-mail: pbyrne@toronto.ca
___________________________________
Rob Dolan
Director, Community Planning, North District
List of Attachments:
Schedules:
A Official Plan Map
B Zoning Map
C1 Site Plan - Maximum Commercial
C2 Site Plan - Maximum Residential
