April 8, 1998

 To:North York Community Council

 From:Bryan W. Tuckey, Acting Commissioner of Planning

 Subject:Zoning Amendment Application UDZ-96-30

Harry Snoek, 15-19 Finch Avenue West and 7-11 Lorraine Drive and 11 Blakeley Road

WARD 10 - North York Centre

 Purpose:

 The purpose of this report is to table a draft zoning by-law for the public meeting in keeping with Council policy for North York City Centre zoning amendment applications.

 The Transportation Department provided additional comments on March 25, 1998 which have been added as Schedule "J2" to the report dated March 18, 1998. These additional comments relate primarily to site plan matters and the parking rate reflected in the draft by-law. It incorporates a revised parking standard of 1.0 spaces per unit minimum to 1.4 spaces per unit maximum for 233 residential uses in keeping with the City Centre Parking Policy.

Contact Name:

Karen Whitney, Planner

Phone: 395-7109Fax: 395-7155

Bryan W. Tuckey,

Acting Commissioner of Planning

March 18, 1998

To:North York Community Council

From:Bryan Tuckey, Acting Commissioner of Planning

Subject:Zoning Amendment Application UDZ-96-30

Harry Snoek, 15-19 Finch Avenue West and 7-11 Lorraine Drive and 11 Blakeley Road

WARD 10 - North York Centre

Purpose:

This report recommends approval of this application to amend the Zoning By-law to permit two residential apartment buildings. The north tower is proposed to be 18 storeys high containing 112 units with first floor commercial space with frontage on Finch Avenue West. The south tower is proposed to be 18 storeys high containing 121 units with frontage on Lorraine Drive.

 Recommendations:

 It is recommended that:

(1)A public meeting be scheduled and appropriate notice be given;

(2)Prior to the enactment of the zoning by-law, the Acting Commissioner of Planning shall have granted site plan approval with the conditions described in Appendix "B";

(3)Staff be directed to do all things necessary to ensure that at the time of the enactment of any zoning by-law, the following conditions have been satisfied:

 Zoning By-law

(a)an implementing zoning by-law which generally complies with the draft by-law attached as Schedule "E1" to this report has been perfected,

(b)the Owner has paid to the City in cash or certified cheque, the Yonge Centre Development Charges in accordance with Council policy as amended from time to time,

(c)a 10 metre strip at the south end of the site as shown on Schedule "C" has been conveyed to the City,

(d)a 2.76 metre widening along the Finch Avenue West frontage has been conveyed to the City,

(e)the property identified municipally as 11 Blakeley Road described as Lot 88, Registered Plan 3705 has been conveyed to the City.

General

 (f)a Section 37 agreement with the City shall have been executed to secure the items referred to as incentives and density transfers,

 (g)the Owner has satisfied:

 (i)the conditions of the Metropolitan Toronto Planning Department as set out in Schedule "F",

 (ii)the conditions of the Parks and Recreation Department as set out in Schedules "G" and "H",

 (iii)the conditions of the Transportation Department as set out in Schedules "J" and "J1",

 (iv)the conditions of the Public Works Department as set out in Schedule "K",

 (v)the conditions of the Fire Department as set out in Schedule "M",

 (vi)the conditions as set out in the February 17, 1998 Wind, Snow and Sun/shade studies referred to in the Certification attached as Schedule "N",

 (vii)the conditions as set out in the October 27, 1997 Traffic Impact Study referred to in the Traffic Certification attached as Schedule "O".

(h)the Owner has acknowledged and agreed that prior to the issuance of any Building Permit, the following condition will be required to have been met:

(i)that they shall pay to the City in cash or certified cheque, on or before Building Permit issuance, the City-wide and Hydro Development Charges, the Sewer and Water Services Development Charge, and the Sheppard Subway Development Charge, in accordance with Council policy as amended from time to time.

 (3)The Owner shall agree to develop the two residential towers as condominiums in accordance with Council policy.

 Council Reference/Background/History:

1.0Proposal:

 The applicant has proposed two residential towers for the site. The north tower fronting onto Finch Avenue West would contain ground floor commercial uses. The pertinent statistics are listed below.

2.0Location and Existing Site:

 The site is on the south east corner of Finch Avenue West and Lorraine Drive and has an area of approximately 0.4 hectares. The site is made up of 6 lots that previously were occupied by single family homes. Part of the site is currently being used for a sales office for a residential tower approved to the south currently known as "Symphony Square".

 By-law 33061 was passed on July 9, 1997 to implement a rezoning application immediately south of the site for a 20-storey, 305 unit residential building. Immediately to the east of the site is a North York Parking Authority parking lot and further to the east of the site towards Yonge Street are low rise retail commercial buildings. Across Lorraine Drive to the west are single family homes. To the north of the site across Finch Avenue is a three storey office complex fronting onto Duplex Avenue.

3.0Planning Controls:

3.1Official Plan:

The site is within the Uptown Secondary Plan. The northern five lots are designated Uptown Mixed Use One (UMU1) and the southern lot is designated Uptown Residential Two (UR2) as shown on Schedule "A". Specific Development Policy 6.3 of the Uptown Secondary Plan applies to the site which is outlined in Appendix "A".

3.2Zoning:

 The three northerly lots of the site are zoned C1 (General Commercial) and the southerly three lots of the site are zoned R4 (One-Family Detached Dwelling, Fourth Density Zone) as shown on Schedule "B". The C1 zone permits a wide variety of commercial uses at a density of 1.0 FSI and also permits limited residential uses. The R4 zone generally permits single family homes. The applicant has requested a site specific RM6 (Multiple-Family Dwellings Sixth Density Zone) to permit the residential towers and the ground floor commercial in the north tower.

3.3Site Plan:

The Site Plan Approval process is required by Council to proceed concurrently with the rezoning process for the City Centre development applications. This includes all developments within the Uptown Plan. The applicant submitted a Site Plan application which has been processed with the rezoning application and has provided detailed drawings to enable evaluation of the application in the context of the Urban Design and Environmental objectives of the Uptown Plan. The Commissioner of Planning is delegated to approve plans and drawings and is prepared to do so with Community Council consideration of this report. The site plan considerations are outlined in Appendix "A" and the recommendations are in Appendix "B".

   Comments and/or Discussion and/or Justification:

 4.0Other Department Comments:

 The following section summarizes significant comments received from the departments and agencies circulated.

 The former Metropolitan Toronto Planning Department requested that a Traffic Impact Study be submitted. This study has been completed and reviewed. A 2.76 m road widening along the Finch Avenue West frontage is required and a north bound left turn lane is required on Lorraine Drive at the intersection of Finch Avenue West and Lorraine Drive. This widening will be secured prior to enactment of the zoning by-law.

 A number of criteria have been outlined for the design of the Finch Avenue West boulevard area. A number of permits are required which are outlined in the comments attached as Schedule "F". Further, since the site is located adjacent to the Yonge subway line, the developer should contact the TTC to address noise and vibration impacts from the subway to adjacent buildings and determine appropriate mitigation measures. It is also noted that the developer should investigate opportunities to reduce the volume of stormwater runoff and to improve the quality of stormwater discharge.

 All access to the site will be from Lorraine Drive only with no direct access onto Finch Avenue West. The Traffic Impact Study which was reviewed and accepted by Metro Transportation indicated auto traffic resulting from occupancy of the proposed development will not significantly contribute to reducing the levels of service on nearby arterial roads and their intersections with local roads to below a generally acceptable level. This analysis included both the Finch/Lorraine intersection and the Finch/Yonge intersection.

 The North York Parks and Recreation Department have discussed with the applicant opportunities to acquire land for parks, but will accept cash-in-lieu of parkland. The application originally included 12 Lorraine Drive, however the applicant revised their plans after the Parks and Recreation Department indicated that 12 Lorraine Drive was not acceptable for parkland. The applicant was unable to acquire other land for parks that were considered appropriate by the Parks Department. The provision of additional indoor and outdoor amenity space is encouraged. The comments are outlined in Schedules "G" and "H".

 The Metropolitan Separate School Board advises that the Board objects to the rezoning application due to the lack of permanent facilities and overcrowding at Brebeuf College, Loretto Abbey and St. Joseph Morrow Park Catholic Secondary Schools. At the elementary level, St. Cyril Catholic School (JK-8) could accommodate additional enrollment in portable facilities. These comments are attached as Schedule "I".

 The former North York Board of Education advised that this proposal will result in accommodation pressures at Yorkview Public School and that Churchill Public School will become the sole designated school. These comments are attached as Schedule "I2".

The North York Transportation Department has indicated that the proposed parking supply satisfies the City Centre Parking Policy requirements. There are several comments regarding site plan issues which are outlined in Schedule "J". It is also noted that Lorraine Drive will eventually be closed at Finch Avenue West and that future tenants and owners should be made aware that the driveways to Lorraine Drive may be altered to accommodate this future road design. The optimum driveway arrangement will be achieved through site plan approval. The November 3, 1997 comments attached as Schedule "J1" indicate that the department does not object to the proposal. No functional section of the Service Road is required as a result of this development. Future alterations to the site plan, that may result from the future closing of Lorraine Drive, will be dealt with through the Environmental Assessment process if necessary.

 The North York Public Works Department has indicated that the waste collection arrangement shown on the October 11, 1996 plans is not acceptable. The applicant has been working with the Works Department to achieve an acceptable design. The Public Works Department has given direction to perfect the site circulation and driveway arrangement to allow for adequate garbage pick-up areas. With respect to sanitary sewer allocation, this application will form part of the allocation upon enactment of the zoning by-law. Additional comments are noted in Schedule "K".

The Fire Department had concerns with the fire route access. The applicant modified their plans in accordance with the Fire Department's direction and the access issue has been resolved. The comments are attached as Schedules "L" and "M".

5.0Community Consultation:

 A community consultation meeting was held on February 16, 1998, attended by approximately 40 people. The key issues that arose from the meeting were:

• Construction of Service Road is too uncertain. This development does not trigger a need for a functional section of the Service Road, however many people expressed the view that the Service Road should be built today.

• Access onto Finch Avenue West from Lorraine Drive is an issue of the residents on Lorraine Drive within the Uptown development area. Several residents say that it is difficult to make a left or right turn from Lorraine Drive onto Finch Avenue West at the present time.

• Traffic levels on Finch Avenue West and at the intersection of Yonge Street and Finch Avenue are heavy.

• Comprehensive development on Lorraine Drive has not been achieved. Some residents from the remainder of the Lorraine Drive development block expressed the view that this proposal was not comprehensive in nature. The remainder of the block west of Lorraine Drive is not currently assembled with the ownership fragmented.

 A further meeting was held with planning and transportation staff on March 11, 1998 to address the above concerns and to ensure a clear understanding by all. Key issues that were also addressed at that meeting, in addition to those expressed previously, were:

• The provision of Service Road lots by developers was questioned. It was expressed that the two development applications already approved and proposed should both share equally the land acquisition for the Service Road.

• The location of the temporary cul-de-sac on Lorraine was questioned. Several people expressed the view that the cul-de-sac that was approved as a result of the Ghods application (UDZ-95-31) on Lorraine be moved to allow the remaining residents to access the western portion of Lorraine or Blakeley Road.

• There was also concern about emergency access onto Lorraine Drive caused by the temporary blocking off of Lorraine Drive at Blakeley Road. There is a concern that emergency vehicles may be delayed if they access the wrong portion of Lorraine Drive. There was also concern expressed about emergency vehicles being able to get quick access onto Finch Avenue West from Lorraine Drive because of heavy traffic.

The densities from the service road between Lorraine Drive and Finch Avenue West could be transferred to the remainder of the site west of Lorraine Drive to make a viable development site. There have been meetings over the years with the existing residents to help them appreciate the scope of an application to redevelop their block. The opportunity to pursue the development of these lands by the residents can be followed up with Planning Department.

With respect to the emergency access concern, Planning staff will be following up with the emergency service providers to ensure they are well aware of the access situation for properties on Lorraine Drive.

6.0Planning Issues:

6.1Land Use:

The proposed residential towers and the ground floor commercial uses are in keeping with the permitted uses of the Official Plan designations on the site.

6.2Density:

The maximum density assigned to the site, exclusive of incentives and transfers is a combination of 5.0 FSI on the 5 northern lots and 3.75 FSI on the southern lot. The Plan permits a density increase through incentives for the provision of

specific uses and facilities and density transfers for the provision of land for public purposes such as roads.

6.2.1Incentives

 The applicant has proposed to include indoor amenity space of 502 m5 on the second floor in the north tower and indoor space of 62 m5 in the south tower. A bicycle storage area is also proposed in the south tower of 64 m5. In accordance with the policies of the Uptown Plan, these areas qualify as incentives to a maximum of 1x the gross floor area of each facility. On a per unit basis, there is approximately 4.5 m5 per unit of indoor recreational space proposed for the north tower and 0.5 m5 per unit of indoor recreational space proposed for the south tower. This amounts to an aggregate of approximately 2.5 m5 per unit or approximately 3% of the gross floor area.

 A total of 627 m5 of gross floor area can be exempted from the calculation of density.

 6.2.2Transfers

 The applicant will convey 11 Blakeley Road to the City in exchange for the density attributable to the site. The City will use 11 Blakeley for a portion of the Service Road and associated buffer area. The Uptown policies require that the developer provide land for the Service Road when the site abuts the Service Road or requires a functional section of the Service Road. The policies encourage the provision of such lands through density transfers.

 In addition, the southern 10 metres of the site are to be conveyed to the City for future access to redevelopment on the Yonge Street frontage. The development to the south has contributed the southern 10 metres. All conveyances will be secured at this time. The applicant will provide for the maintenance of this land as a condition of site plan approval until it is required. A total density increase of 12.5 % results from the combination of incentives and transfers.

6.3Comprehensive Development:

 The development proposed does not cover the entire site specific policy area. It leaves adequate development sites on the west side of Lorraine Drive. An assessment of the Lorraine block was made during the review of rezoning application UDZ-95-31 at 15-25 Lorraine Drive by Ghods Developments. It was determined that a concept as outlined in Schedule "E" was achievable on the city block through this previous assessment. Residential development of 15-25 storeys was shown on the current site. The two proposed 18 storeys residential buildings are in keeping with this scenario, and provision for access between the development to south at 15-25 Lorraine Drive and the current proposal have been made in accordance with this concept plan.

 The proposed development does not preclude development in the remainder of the block. Development parcels are of a sufficient size and have adequate density to support the development of the remainder of the block. Density from the remaining Service Road lands can be transferred to lands within the remainder of the block, including the Yonge Street fronting properties, in compliance with the Official Plan policies. It should be noted that if assembled as a whole, the density from the Service Road lots between Lorraine Drive and Finch Avenue West could all be transferred to the development lots of the west side of Lorraine Drive.

 6.4Infrastructure and Service Road:

 The Uptown Service Road is planned to accommodate the ultimate levels of development contemplated by the Uptown Plan. It is intended that the construction of the Service Road be paid for by private development, and therefore the timing of construction is dependent on the pace of growth within the Uptown. Any new development must demonstrate that the traffic generated by the development can be accommodated in the existing road network. If the traffic cannot be accommodated, a functional section of the Service Road is required. The Traffic Impact Study submitted by the applicant has been reviewed by the Transportation Department. It shows that the proposed development can be accommodated within the existing road network.

 It should be noted that there was considerable concern from the community regarding the timing of the construction of the Service Road and the traffic in the area. Subsequent to the community meeting, and in response to these concerns, the applicant acquired 11 Blakeley Road for Service Road purposes. The applicant will convey this property to the City and the density attributable to that property will be transferred to the development site. Further, the applicant will be required to pay Yonge Centre Development Charges, which are intended to contribute specifically towards the hard and soft service requirements of the North York Centre. A portion of these contributions is specially allocated for the construction of the Service Road.

 The applicant will also convey a 10 metre strip of land at the south end of the site which represents half of a future access. The development to the south also conveyed a 10 metre strip of land to make up the balance of the requirement. This future access is illustrated on the block concept plan in Schedule "E". Lands will be held by the City until such a time as the front part of the block is redeveloped.

 The temporary cul-de-sac on Lorraine Drive prohibiting access onto Blakeley Road resulted from the Ghods rezoning application to the south of the site and the concerns of the residents of the Edithvale neighbourhood to the west of the Uptown. The temporary cul-de-sac is intended to prevent traffic infiltration into this stable residential neighbourhood to the west from new development. The accompanying landscaping around the cul-de-sac will form part of the permanent landscaping next to the Service Road when it is built. The construction of the cul-de-sac is a condition of approval for the Ghods development. Currently, Lorraine Drive is blocked off by concrete barriers but will be replaced by a properly constructed cul-de-sac this year. The Fire Department has been made aware of the emergency access concerns of the residents of Lorraine Drive. The concerns can be further addressed through signs at the Finch Avenue West and Lorraine Drive intersections.

 In the long term, Lorraine Drive will be closed at Finch Avenue West when the Service Road is constructed as a new point of access to Finch Avenue West and the temporary cul-de-sac at Lorraine Drive and Blakeley Road removed. Approvals for any necessary road closing and the opening of the Service Road will be coordinated to ensure ongoing access to Finch Avenue West for all residents on the block.

 6.4.1Traffic Certification

 It is the policy of Council not to approve a rezoning for a development having more than 5,000 m5 of total floor space unless a traffic certification is completed and acceptable to Council and in accordance with the policies of the Official Plan. It must be shown that:

• traffic resulting from the development will not significantly contribute to reducing the level of service on nearby arterial roads and their intersections with local and collector roads to below a generally acceptable level;
• the project can be accommodated by the existing and planned transportation infrastructure;
• the project will not increase local residential road traffic significantly;
• the project provides enough parking so that occupants and visitors will be unlikely to disrupt off-site roadways and unaffiliated parking areas, but does not provide so much parking as to discourage achievement of the transit modal split targets of this plan; and
• the site layout provides adequately for the movement needs of visiting pedestrians, automobiles and commercial vehicles without disrupting bordering streets and properties.

 Traffic certification has been provided by the applicant and is attached as Schedule "O". The Transportation Department has reviewed the Traffic Impact Studies which accompanies this certification and has no objections.

 6.5Community Services and Facilities

 6.5.1 Parkland

 The applicant had originally proposed that 12 Lorraine Drive be used for parks purposes. The Parks and Recreation Department determined that the conveyance of 12 Lorraine Drive was not acceptable because it represents an isolated parcel of land which is far removed from any existing parkland in the area and is of little practical use for parkland development. The Parks and Recreation Department subsequently advised that a parcel of land in the vicinity of 29 or 31 Lorraine Drive would be more appropriate as they had been identified as potential parkland sites abutting St. Cyril Separate School in the Parkland Acquisition Strategy. The City has since purchased 29 Lorraine Drive.

 The development will also be subject to 5% cash-in-lieu of parkland.

6.5.2Private Amenity Space

 The applicant has proposed private indoor recreational uses in both the north and south towers as discussed in the section regarding incentives. This type of space in encouraged by both the policies of the Uptown Plan and Official Plan Amendment 447.

The applicant has also proposed some outdoor recreational space. A pre-school playground of 278 m5 has been proposed next to the south tower at the southeast corner. A second floor outdoor terrace of 332 m5 is proposed on the north tower. Minimum indoor and outdoor amenity space requirements are reflected in the draft zoning by-law.

6.5.3School Facilities

 The Metropolitan Separate School Board objects to the rezoning application due to the lack of permanent facilities and overcrowding at Brebeuf College, Loretto Abbey and St. Joseph Morrow Park Catholic Secondary Schools. The Board has not identified required lands or facilities to address this situation. It should be noted that the western portion of St. Cyril's Separate School is required for a portion of the Service Road in this general location.

 The North York Board of Education has indicated accommodation pressures on their facilities will result from this proposal being built, but have not objected to the application.

 Conclusions:

 The proposal to develop the Finch Avenue West and Lorraine Drive site with two 18 storey residential towers is appropriate development which is consistent with the policies of the Uptown Plan. The applicant is contributing lands for the future Service Road and associated buffer area as well as land for an access to service the Lorraine Drive block. This will assist the City in achieving the infrastructure and open space objectives of the Secondary Plan. The development is consistent with both the Uptown Plan policies and the policies in Official Plan Amendment 447 known as the North York Centre Secondary Plan.

 In accordance with Council policy, a Site Plan application has been processed concurrently with the rezoning application. The applicant has provided detailed plans and drawings that demonstrate the proposal satisfies the urban design objectives of the Uptown Plan.

        Contact Name:

 Karen Whitney, Planner

Phone: 395-7109Fax: 395-7155

Bryan W. Tuckey,

Acting Commissioner of Planning

 Schedules:

 AOfficial Plan Map

A1Site Specific Policy Area 6.3

BZoning Map

B1Future Service Road Alignment

CSite Plan

D1West Elevation Including Residential Building to the South

D2East & South Elevations

D3North-South Section and North Elevation

EConcept Plan

E1Draft Zoning By-law

FMetro Comments

GParks & Recreation Revised Comments

HParks & Recreation Comments

IMetropolitan Separate School Board Comments

JTransportation Comments

J1Transportation Comments

KPublic Work Comments

LFire Revised Comments

MFire Comments

NPedestrian Comfort Certification

OTraffic Certification

Appendix "A"

 1.0Official Plan Discussion:

 The UMU1 designation generally permits a mix of commercial, residential, institutional, recreational and public park uses provided the commercial component does not exceed 65% of the gross floor area. The maximum density assigned to this portion of the site is 5.0 FSI. The UR2 designation generally permits residential, institutional, recreational and public park uses. The maximum density assigned to this portion of the site is 3.75 FSI. These densities result in the following gross floor area:

Net Site = 3,265 m5 x 5.0 FSI = 16,325 m5

240 m5 x 3.75 FSI=900 m5

2.76 m Road Widening =128 m5 x 5.0 FSI=640 m5

10 m Road Allowance =458 m5 x 3.75 FSI=1,718 m5

4,091 m519,583 m5

 The proposal conforms to the Uptown Secondary Plan requirements for maximum building height, minimum required distance from the relevant residential property line (RRPL) and minimum and maximum parking. See Schedules "C". Conformity shall be ensured through site plan approval, zoning by-law and section 37 agreement.

 Specific Development Policy 6.3 of the Uptown Secondary Plan applies to the site. The policy states as follows:

"6.3LORRAINE DRIVE

 a) It is preferred that the portion of Lorraine Drive between Blakeley Road and Finch Avenue West be closed, and incorporated into a comprehensive development that includes the surrounding lands. At a minimum, when the Service Road is in place, it is intended that Lorraine Drive be closed at Finch Avenue, in order to provide for the effective function of the Service Road and the intersection of Yonge and Finch.

 b)Despite the land use designation, permitted uses on the land between Blakeley Road and an Uptown Service Road shall be limited to existing uses and landscaped open space, such as a public park, except that those lands fronting on Finch Avenue may be used for residential or mixed commercial/residential purposes, in accordance with the provisions of the Central Finch Mixed Use designation. Unused density may be transferred to lands between the westerly Service Road and Yonge Street, south of Finch Avenue."

 The policy calls for Lorraine Drive to be closed at Finch Avenue West when the Service Road is in place and any surplus lands incorporated into a comprehensive development including the surrounding lands. In the long term, this development will be accessed from the Service Road and from Lorraine Drive rather than from Finch Avenue. This policy also directs that developments such as this one should not inhibit the development of the remainder of the Lorraine block. The policy area is shown on Schedule "A1". 1.1Official Plan Amendment 447

 Subsequent to the receipt of this development application, the new North York Centre Secondary Plan was adopted by Council. It has not yet been approved by the Minister. Official Amendment Plan 447 did not change the densities or the land use designations. The maximum height of 87 metres has remained the same. However, the new Plan establishes a "cap" of 33% on additional density that can be achieved through transfers and incentives. There is also a requirement that buildings with Prime Frontage Area incorporate at grade street-related retail uses. There is now a requirement that 1.5 m5 per unit of outdoor recreational space be provided and 1.5 m5 per unit of indoor recreational space be provided. The site specific policy outlined as policy 6.3 outlined above continues to apply in the new plan.

1.2Affordable Housing

 The provision of affordable housing in accordance with Council policy is implemented by requiring that at least 25% of dwelling units in all new developments be small-sized, intrinsically affordable units. The zoning by-law will require that a minimum of 25% of the total units have unit sizes of 55 m5 for a bachelor unit, 70 m5 for a one bedroom unit and 80 m5 for a two bedroom unit, and 120 m5 for a three bedroom unit.

 2.0Urban Design Discussion:

 The applicant has provided a detailed Site Plan submission to evaluate the proposed development with respect to the urban design policies of the Uptown Plan. Final approval of plans and drawings has been delegated by by-law to the Commissioner of Planning. Recommendations have been prepared and are contained in Appendix "B". Final detailed plans which incorporate the various requirements of the circulating agencies, the recommendations of the environmental consultant, into the final submission will be provided at the time final drawings are signed. Plans depicting the detailed design of the various building components (i.e., ground floor, entrances, canopies, balcony treatments) and site features including plantings, hard surface treatments, lighting, fencing, signage, and details of barrier free access arrangements for persons with disabilities will form part of the site plan agreement. For discussion purposes, the application has been organized under the headings of site plan, building elevations and landscape plan.

 2.1Site Plan

 As illustrated on Schedule AC@, the two 18-storey buildings have been arranged around a central landscaped courtyard accessed from Lorraine Drive. The 2-storey podium of the northern building is located along the adjacent streetlines to create an appropriate urban edge to the development and foster a pedestrian oriented relationship with the streets. The southerly building is set back 6 m from Lorraine Drive and 4 m from the future right-of-way to the south to accommodate a landscaped edge. The main pedestrian entrances to the residential towers face the courtyard. All parking is located below grade to maximize landscape opportunities. To improve views into the site, the loading facilities (initially proposed near the Lorraine Drive frontage) have been relocated to the east edge of the site and the width of the entrance driveway has been reduced to a standard width to accommodate more landscaping.

 2.2Landscape Design

 The landscape submission for the site and abutting public boulevards is well developed and includes a variety of planting and decorative hard surface materials from the municipal curbs to the building facades. Existing mature trees along the Lorraine Drive frontage have been incorporated in to the design where feasible. Landscaping opportunity has been maximized throughout the site including the design of the entrance driveway. The courtyard between the buildings has been designed to ensure that the various functions of the circular driveway (i.e., drop-off/pick-up, access to service/garbage areas, access portal to underground parking) are well integrated into the landscape. The detailed design of all site features including fencing, paving patterns, amenity areas including playground equipment, and exterior wall treatments will form part of the final site plan approval.

 2.3Building Design

 As illustrated on Schedules "D1" to "D3", the buildings are designed as twin 18-storey towers featuring a well defined base, shaft and top. This theme is accentuated on the north building as the tower sits atop a 2-storey podium along the street edges. The roof of the podium will be developed as outdoor amenity space in conjunction with the second floor recreation spaces that are planned.

 To reflect the Finch Avenue street width height and reduce the perceived mass of the buildings, the top 4 floors of the buildings are distinguished by a change of materials and cornice treatment. All rooftop mechanical equipment is to be incorporated in the overall building design. The predominant exterior finish is brick. Stone and prefinished aluminum are used as accents. The detailed design of the two buildings including balcony treatment, ground floor commercial, and the main entrances will form part of the final site plan approval.  2.4General Height Relationship and the Relevant Residential Property Line

 The development is under the 35% angular plan and the 87 metre maximum height limit as the buildings proposed are 18 storeys in height which equates to approximately 48 metres. The Uptown Plan limits the height of buildings to 70% of the horizontal distance between the building and the closest Relevant Residential Property Line (RRPL). The RRPL closest to the lands of this development application is that line coinciding with the easterly streetline of Blakeley Road. The proposed building is well below the 35 degree horizontal plane taken from this line.

 2.5Relationship of Streets in the Uptown

 For discussion purposes, the policies which are relevant to this application are organized under the headings >street definition= and >building height in relation to streets=.

2.5.1Street Definition:

 In accordance with the Uptown principles, the northerly and westerly building facades serve as extensions of the pedestrian environment. The buildings are grade related with direct access from Finch Avenue West and from pedestrian connections from Lorraine Drive. The submission has been revised to include large scale elevations of the design at grade to demonstrate that the buildings will contribute to an attractive pedestrian environment. Open spaces along the street edges of the development are publicly accessible to pedestrians and are visible from the streets.

 2.5.2Building Height in Relation to Streets:

 The Uptown Plan states that to the extent practical, the height of a building face abutting a street shall not exceed the street width. The maximum height of the building may be taller than this limit provided that the portion of the building face above the limit is set back a preferred minimum of 3 metres. Alternatively, other architectural treatments that provide a similar definition of building mass and street wall height may be considered.

 The Finch Avenue West right-of-way is approximately 36 m wide and the applicant has provided a 1.5 m setback from the street (tower portion). The proposed 18-story building is approximately 48 m in height. As such, the portion of the 18-storey building which extends above the 14 floor (approximately 37.5 m) needs to be setback 3 m or alternatively an architectural treatment needs to be considered. The applicant is proposing a cornice detail and building material changes as the architectural treatment. The applicant has provided detailed elevation drawings indicating a well articulated treatment and design intent. These details are secured through site plan approval.

2.6Pedestrian Comfort

 The applicant was required to submit confirmation that an appropriate pedestrian comfort level can be achieved regarding shadow, overview, wind and drifting snow and that the proposal should not significantly reduce the amenities of sunlight and privacy enjoyed by neighbouring properties. A sun/shade assessment was part of this study which showed that shadow impacts were minimal during the summer months. Certification was submitted by Theakston Environmental Control Inc. on February 17, 1998 and is attached as Schedule "N". As part of the final Site Plan approval, the applicant is required to incorporate the landscaping and fencing recommendations of the report into the final drawings submission.

 Appendix AB@

Site Plan Recommendations

 1Prior to the enactment of a zoning by-law, the applicant shall enter into a Site Plan Agreement with the City to be registered on title for the approved drawings and conditions of approval.

2Prior to the enactment of any zoning by-law, drawings showing details of the amenity space areas, including the size and location of such areas, and their uses shall be submitted. These drawings should also be appended to any Site Plan Agreement which is executed in connection with approval of this application.

 3The property shall be developed and maintained substantially in accordance with the approved drawings and the conditions of this approval.

 4All work as shown on the approved drawings and all of the work required by the conditions of this approval shall be completed within 4 years of the date the Zoning By-law comes into effect, failing which this approval shall require an extension by the Commissioner of Planning prior to the issuance of any building permit.

 5Prior to recommending draft approval of a plan of condominium the owner shall satisfy all conditions of Site Plan Approval, or in a Site Plan Agreement, or submit a cost estimate and letter of credit in a form satisfactory to the Commissioner of Planning and City Treasurer to complete all of the outstanding work required by the conditions of this approval.

 6All refuse and recycling storage shall be contained within the buildings.

 7Above grade electrical transformers, gas regulators and other equipment are not permitted above grade in any yard abutting a public street. The owner shall make arrangements to the satisfaction of the affected Utility, for the installation, relocation, and protection of all utilities. All clearances from Toronto Hydro facilities must be maintained to the satisfaction of Toronto Hydro.

 8The municipal address of the buildings are to be provided in a prominent location on the site and designed to be well lit and easily readable from adjacent streets.

 9No signage, satellite dishes cellular telephone antennae or associated equipment shall be provided on the roof of the building. All rooftop mechanical equipment shall be screened from view to the satisfaction of the Commissioner of Planning in a manner which integrates with the overall design of the building.

 10All work on the adjacent public boulevards shall be constructed to the satisfaction of the Toronto Transportation Department and the North York Public Works Department.

11All driveways, loading and parking areas shall be paved with asphalt, concrete or concrete unit pavers. All designated parking spaces for persons with disabilities shall be identified with signage and logos to the satisfaction of the Commissioner of Transportation.

 12Site illumination shall be designed to prevent the spread of light onto adjacent residential properties.

 13Existing trees along the Lorraine Drive frontage, as indicated on the approved site plans, shall be maintained in accordance with the North York Standards for the Protection and Care of Trees. Any tree removed in contravention of the Site Plan Approval, or severely damaged, shall be replaced with a tree or trees of similar value to the satisfaction of the Commissioner of Planning.

 14The owner shall submit the following to the satisfaction of the Commissioner of Planning before any building permit is issued:

 14.13 copies of a revised site plan which incorporates the following:

 14.1.1sufficient manoeuvring area for refuse and recycling vehicles to the satisfaction of the Public Works Department;

 14.1.2the location of all mechanical equipment, ventilation shafts and other appurtenances;

 14.1.3the technical requirements of the circulating Departments and agencies; and,

14.1.4detailed grading and drainage information.

 14.23 copies of a revised landscape plan which incorporates the following:

 14.2.1the changes inherent with the revised site plan requirements;

 14.2.2a row of 150mm minimum caliper trees within the public boulevards abutting the site including the future boulevard along the south side of the site;

 14.2.3the entrance and circular driveway surfaced with decorative concrete paving;

14.2.4a minimum soil depth of 1.2m shall be provided over the parking structure for all planting beds; and,

14.2.5the inclusion of landscaping within those areas identified by the Pedestrian Comfort Study prepared by F.H. Theakston Inc.  14.33 copies of the detailed design of all site features including, but not limited to, indoor and outdoor recreational amenity areas, bicycle storage space, light standards, benches, signage, fencing, paving patterns, details of barrier free access arrangements to the development for persons with disabilities, the location of exterior hose bibs; all proposed deciduous trees on site specified with a minimum caliper of 100mm, and perimeter decorative fencing limited 1200mm in height;

 14.43 copies of detailed elevation drawings which include large scale elevations of: typical building bays; grade related residential and retail units; entrances; the balcony treatment; and detailed confirmation of the building height in relation to the street.

 14.5Confirmation that arrangements have been made to the satisfaction of the Public Works Department for items noted in their memorandum dated December 6, 1996;

 14.6Confirmation that arrangements have been made to the satisfaction of the North York Transportation Department for items noted in their memorandum dated January 23, 1998;

 14.7Confirmation that arrangements have been made to the satisfaction of the Parks and Recreation Department for the tree preservation requirements noted in their memorandum dated November 26, 1996;

 14.8Confirmation that approval has been obtained from Toronto Hydro as noted in their letter dated November 13, 1996;

 14.9Confirmation that arrangements have ben made to the satisfaction of the Toronto Planning office for the items noted in their letter dated October 29, 1997;

 14.10Confirmation from a qualified environmental control consultant that the revised landscape plan satisfies the conclusions and recommendations noted in the Pedestrian Comfort Study; and,

 14.11Confirmation from a qualified environmental control consultant that at-grade and rooftop intake/exhaust vents and mechanical equipment will not create objectionable noise.

 15The southern 10 metres of the site are that are to be conveyed to the City for future access to redevelopment on the Yonge Street frontage will be maintained by the applicant to the satisfaction of the Commissioner of Planning in consultation with the Commissioner of Parks and Recreation.