January 28, 2000
To: North York Community Council
From: Rob Dolan, Director, Community Planning, North District
Subject: Preliminary Report
Official Plan and Zoning By-law Amendment Application
PMG Consultants for
35 Cedarcroft Boulevard
UDOZ-96-36
Ward 8 - North York Spadina
Purpose:
This is a preliminary report on an application to amend both the Official Plan and Zoning By-law to permit the construction
of 72 stacked townhouses with underground parking on a portion of an existing rental building site at 35 Cedarcroft
Boulevard and the retention of the existing 13 storey apartment building.
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.
(1) Background:
On December 16, 1996, the applicant submitted an application for an Official Plan and Zoning By-law Amendment to
permit an 80 unit townhouse development on the vacant lands located west of the existing 13-storey apartment building.
The apartment building was to be retained.
This proposal was presented at a community information meeting held on April 3, 1997.
On November 8, 1999, the applicant submitted revised plans for 72 stacked townhouses with underground parking. As in
the original proposal the 13-storey apartment building is being retained.
Comments:
Site Description
The subject lands presently contains a 13-storey 207 unit apartment building with 233 parking spaces and large landscaped
area on the west end of the site. To the west of the site are single family houses fronting onto Torresdale Avenue. To the
north are single family houses and to the east is a 13-storey apartment building fronting onto Cedarcroft Blvd and a
12-storey apartment building fronting onto Bathurst Street. To the south are semi-detached houses and to the southwest is a
21-storey apartment building at 300 Antibes Drive.
Proposal
The proposal is to construct 72 condomimum units in a stacked townhouse form on the western portion of a site that
currently contains a 13-storey apartment building. The townhouses will face onto Cedarcroft Boulevard, Antibes Drive and
a new private driveway that bisects the site. Ninety-two parking spaces will be provided in the underground garage and
access to the garage will be by way of the existing ramp. The existing swimming pool will be relocated closer to the
13-storey building.
The pertinent statistics of the proposal are listed below:
|
Proposal |
Existing Apartment |
Total |
| Site Area |
|
|
13,863.7 m2 |
| Gross Floor Area |
6,500 m2 |
20,793.6 m2 |
27,293.6 m2 |
| Density |
.5 FSI |
1.5 FSI |
2.0 FSI |
| Height |
3 storeys |
13 storeys |
|
| Units
Bachelor
1-bedroom
1-bd & den
2-bedroom
3-bedroom
Total |
9
63
72 |
3
88
90
26
207 |
279 |
| Parking
Underground
Surface
Total |
92 (1.2 spaces/unit)
92 |
168 (1.1 spaces /units)
65
233 |
260
65
325 |
Official Plan
The site is designated Residential Density Four (RD 4), which permits multi unit residential buildings up to 1.5 FSI. The
applicant proposes a density of 2.0 FSI.
Zoning
The site is zoned RM6 (Multiple Family Dwellings Sixth Density Zone) which permits a range of residential uses
including stacked townhouses, up to 1.5 FSI.
Reasons for the Application:
The proposed density is higher than permitted under both the Official Plan and Zoning By-law.
Issues:
The following issues will be addressed:
(1) ensure compliance with Section C4 Section 4(Development Criteria) and Section 5 (Criteria to guide redesignation of
residential lands to higher density) of the Official Plan with respect to increase in residential density;
(2) ensure protection of the existing rental housing;
(3) require a parking demand analysis for the entire site;
(4) ensure adequate amount of landscaped area versus the amount of surface parking for the entire site;
(5) ensure appropriate pedestrian access to the existing building and to the new units;
(6) ensure high quality amenities for existing residences;
(7) ensure adequate light, views and privacy standards;
(8) ensure tree preservation along the western property line.
Conclusions:
The applicant is requesting an Official Plan and Zoning By-law amendment to permit the construction of 72 stacked
townhouses and the retention of the existing 13-storey apartment building. 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
C Site Plan
D Elevations
