July 8, 1998
To:North York Community Council
From:Bryan Tuckey, Acting Commissioner of Planning
Subject:RECOMMENDATION REPORT
ZONING AMENDMENT AND SITE PLAN APPLICATION
UDZ-97-12 & UDSP-97-042
Edilcan Development Corporation
16, 18, 20, 26 and 30 Byng Avenue
WARD 10 - North York Centre
Purpose:
The purpose of this report is to recommend approval of a proposed development of the
properties at 16, 18, 20, 26 and 30 Byng Avenue, located east of Yonge Street and south of
Finch Avenue East. The applicant, Edilcan Development Corporation, is seeking to amend
the Zoning By-law to permit one 14 storey residential apartment building with 136 units,
having frontage on Byng Avenue.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that the application be approved subject to the following:
(1)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 "O" 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 2.933 metre widening along the Byng Avenue frontage has been conveyed to the City
free and clear of all encumbrances, and
(d)the relevant portion of a lot identified on a Plan of Survey prepared by Paul Kidd
Surveyors Ltd., dated and signed by the Surveyor on January 16, 1998, as Lot 51, R.P.
2282, be conveyed to the City free and clear of all encumbrances for the Service Road.
General
(e)the Owner has made arrangements satisfactory to the Acting Commissioner of Planning
and to the Parks and Recreation Division to fulfill the conditions set out in Schedule "K",
(f)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.
(2)Prior to enactment of the zoning by-law, the Acting Commissioner of Planning shall
have granted site plan approval with the conditions generally described in Appendix "B";
Background:
The subject property is located in the Uptown of the North York Centre and is subject to
the policies of Part D.1 and D.3 of the Official Plan. Council has adopted an amendment to
this Secondary Plan, the North York Centre Secondary Plan (OPA 447), which is now
before the Minister of Municipal Affairs and Housing for approval.
In March 1997, Edilcan Development Corporation submitted applications for a zoning
amendment to increase the permitted residential density on their site and for site plan
approval. At that time, the site consisted of 16, 18, 20 and 26 Byng Avenue. The proposed
development of these lands relied upon the use of the municipal laneway for site access for
service vehicles. This would limit future options for the laneway, however, when there is
redevelopment of the Yonge Street properties adjacent to the lane.
The property at 30 Byng Avenue is identified in the Environmental Study Report for the
Uptown Service Road and Associated Road Network as required to implement the service
road. Given the site's location relative to this section of the Uptown Service Road, and the
expectation that development will contribute to the road infrastructure, a revised site plan
(dated February 27, 1998) was submitted on March 10, 1998 (and subsequently on June 19,
1998) which now includes 30 Byng Avenue. The property at 30 Byng Avenue was
acquired by the applicant in order to provide additional land to resolve its site access and
servicing concerns, and contribute to the infrastructure for the Uptown Service Road.
1.0Proposal
The application proposes a zoning by-law amendment in order to permit a change in the
zoning to permit a residential apartment house dwelling.
The applicant's proposed zoning will allow a maximum gross floor area of 12,151.1 m2
(130,797.63 sq.ft.) on the site representing a density of 3.75 FSI. Table 1 below describes
the proposal statistics.
| Total Site Area* |
0.324 hectares (3,240.3 m2) |
| Lot Frontage* |
69.0 metres |
| Lot Depth* |
49.0 metres |
| Gross Floor Area - TOTAL |
12,151.1 m2 |
| Dwelling Units |
136 |
| Residential Density |
420 UPH/170 UPA |
| Floor Space Index |
3.75 |
| Outdoor Recreational Amenity Area |
800 m2 |
| Indoor Recreational Amenity Area |
230 m2 |
| Height of Building |
14 storeys |
| Parking Proposed |
139 |
| Parking Required |
min 136 - max 190 |
*Includes lands to be conveyed for the Service Road and the widening of Byng Avenue.
Two site plans have been submitted for this site which shows an interim scenario (Schedule
"D") and an ultimate scenario (Schedule "C") for site access. This development site abuts a
section of the Uptown Service Road. The site can be developed before the adjacent section
of the service road is constructed. The ultimate point of access for the development will be
onto the service road. Until it is constructed however, interim access from the site will be
onto Byng Avenue.
2.0Location and Existing Site
The site is located on the north side of Byng Avenue, east of Yonge Street and south of
Finch Avenue East. At present, the site is occupied by five single family detached
dwellings. A mix of residential and commercial uses surround the site. A condominium
townhouse complex with approximately 17 units is located to the north, single family
detached dwellings and a vacant lot are to the south forming a future phase of the Tridel
Northtown site, single family detached dwellings are to the east, and a municipally owned
laneway and commercial uses fronting onto Yonge Street are located to the west.
To the east of the site, on lands occupied by single family detached dwellings, several
properties are identified in the Environmental Study Report for the Uptown Service Road
as required for the construction of the Uptown Service Road.
3.0Planning Controls
The application has been submitted under the Planning Act, R.S.O. 1990.
3.1Official Plan
The Uptown Residential-One (UR-1) designation in the Official Plan allows commercial,
residential, institutional, recreation, public parks. The total of all commercial uses on a site
or portion of a site in this district shall not exceed 20% of the gross floor area attributable
to the site or portion of the site. The density permitted is 3.75 FSI.
The lands are affected by an amendment to the Official Plan adopted by Council to repeal
and adopt a new North York Centre Secondary Plan (OPA 447). OPA 447 does not change
the designation of the site. An official plan amendment is not required for this site.
3.2 Zoning By-law
The site is zoned One Family Detached Dwelling Fourth Density Zone R4 which permits
one family detached dwellings and incidental accessory buildings, certain home
occupations, recreational, institutional and accessory uses. The zoning for the site is shown
on Schedule "B".
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. 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
environment and urban design objectives of OPA 447. The Acting Commissioner of
Planning is delegated authority to approve site plan drawings and conditions of approval
and is prepared to do so with Community Council consideration of this report. Urban
design considerations are outlined in Appendix "A" and the recommended conditions of
Site Plan approval are listed in Appendix "B".
Discussion:
4.0Other Department Comments
The application was circulated to departments and agencies in August 1997. In March
1998, a revised application was circulated to a limited number of departments and
agencies. The following is a description of the most recent and pertinent comments
received from circulated agencies and departments.
The Planning Department, Central Office, have no objections to the application. The
applicant is to apply noise attenuation measures in the construction of the building and
prospective purchasers and lessees are to be notified of the potential of noise and vibration
intrusion. All conditions of approval are being fulfilled through conditions of site plan
approval. (Schedule "H")
The Toronto Catholic School Board objects to the development proposal due to the lack
of permanent facilities and overcrowding at its schools. (Schedule "I")
The Toronto District School Board, North York Office advises that students emanating
from the proposed development can not be accommodated at McKee Public School,
Cummer Middle School or at Earl Haig Secondary School and that alternative
accommodation arrangements will be required. (Schedule "J").
The Economic Development, Culture and Tourism Department, Parks and
Recreation Division advises that the applicant shall make an on-site parkland dedication
or at the discretion of the Commissioner of Parks and Recreation the applicant can provide
an off-site parkland dedication (within 0.8 km of the development site). (Schedule "K")
The Works and Emergency Services Department (Transportation) advises that the
Department concurs with the findings and conclusions of the Traffic Impact Study prepared
by the applicant's traffic consultant. Since the timing for the section of the Service Road,
north of Byng Avenue to Finch Avenue East is not known, the applicant has prepared an
Interim and Ultimate access scenario. All conditions of approval are bing fulfilled through
the draft by-law and conditions of approval for site plan. (Schedule "L")
The Works and Emergency Services Department (Public Works) advises that interim
trunk capacities are available for future development. The allocation of Interim Sanitary
Trunk capacity for this development is subject to Council approval of this application.
Available municipal services for this development include water, sanitary sewer and storm
sewer. Land is to be conveyed to the City for the widening of Byng Avenue (2.933 metres)
and for the Service Road. An addendum to these comments advises that the solid waste
arrangement for both the interim and ultimate alternatives is satisfactory. The conditions
are fulfilled through conditions of site plan approval. (Schedule "M")
5.0Community Consultation
A community meeting was held on May 12, 1998. The minutes for this meeting are
attached as Schedule"N". The residents who attended the meeting raised questions related
to comprehensive block development, and implementation and timing of the Uptown
Service Road. A discussion of these issues follows in Section 6.0 Planning Issues.
Correspondence has also been received from 3 residents/landowners in the area regarding
this application (Schedule "P").
6.0Planning Analysis
The application proposes a residential land use which is permitted in the Official Plan . The
site abuts the Uptown Service Road between Byng Avenue and Holmes Avenue. The
following is a discussion on the development of these lands, including land use, the service
road, traffic certification, comprehensive block development,, urban design and affordable
housing.
6.1Land Use and Density
The residential land use and gfa proposed by the applicant conforms with the Official Plan,
and can be accommodated under the Long Range Development Levels set out in the
Official Plan.
Should Council enact the zoning for this property, there is interim sanitary trunk capacity
available which will be allocated to this development.
6.2Transportation Planning
6.2.1Uptown Service Road
At the community meeting, there was concern from residents regarding the timing of the
construction of the Service Road and the traffic in the area. This question was raised at the
June 24, 1998 Community Council meeting during consideration of the UDZ-96-30 (Harry
Snoek). At that meeting, Community Council directed that staff bring forward a plan for
the Service Road . The report is scheduled for the Community Council meeting of July 22,
1998.
The Uptown Service Road is planned to accommodate the ultimate levels of development
permitted by the Uptown Plan. 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.
A portion of the Edilcan site will be conveyed to the City for the Service Road.
6.2.2Jog elimination
Both the existing Official Plan and OPA 447 include site specific policies (Part D.3,
Section 6.5 and Uptown Site Specific Policy 13.4) which identify that a jog elimination
will be implemented at the intersection of Yonge Street/Kempford Avenue /Byng Avenue.
This requirement has the effect of widening Byng Avenue in front of the Edilcan site. A
2.933 metre widening is required along the Byng Avenue frontage.
6.2.3Traffic Certification
It is the policy of Council not to approve a rezoning for a development having more than
5,000 m2 of total floor space (including transfers and incentives) unless a traffic
certification is completed and acceptable to Council and in accordance with the policies of
the Official Plan.
Traffic certification has been provided by the applicant and is attached as Schedule "L".
The Transportation Department has reviewed the Traffic Impact Study which accompanies
this certification and concurs with its results.
6.2.4Municipal Laneway
Immediately west of the site is a municipally owned laneway, which is part of a laneway
system in the North York Centre. Its purpose is to provide truck access for loading and
unloading of goods and merchandise for commercial uses fronting onto Yonge Street. The
proposed development will not affect the functioning of the existing lane.
6.3Comprehensive Block Development
In order to determine whether development of the Edilcan site would preclude development
of the remainder of the block (Yonge Street, Holmes Avenue, Kenneth Avenue and Byng
Avenue) it was analysed in relation to the development potential allowed on it by OPA
447.
Concept plans with viable options have been developed for illustrative purposes which test
the potential for the block to develop, assuming the application is approved. These plans
demonstrate that the application does not preclude development in the remainder of the
block.
Residents at the community meeting questioned the need for comprehensive block
development. Specifically, there were concerns regarding 19, 21 and 23 Holmes Avenue,
located north of the proposed development, adjacent and west of the Service Road and east
of the existing condominium townhouses. A portion of each of these lots is to be conveyed
to the City for the Service Road or the realignment of Holmes Avenue to intersect with the
Service Road. These lots may not realize their full development potential because of the
existing condominium block which is expected to remain for the foreseeable future.
6.4Urban Design
The applicant has provided detailed drawings to enable evaluation of the application in the
context of the environment and urban design objectives of OPA 447. The proposal
generally conforms to the urban design policies of the Official Plan. The proposed
residential building has a stepped roofline treatment and defined building podium which
provide a positive streetscape and built form treatment.
6.5Community Services and Facilities
Parkland
The Economic Development, Culture and Tourism Department, Parks and Recreation
Division, has calculated the parkland dedication requirement using the OPA 447 standard
of .6 hectares per 560 dwelling units which results in 1,457 m2 . Given that the site is less
that 1 hectare in size, a 10% cap was applied, limiting the requirement to 324 m2. The
applicant is looking for an off site parkland dedication to satisfy this requirement. In the
absence of an off site dedication, the City retains the right to require a 5% cash-in-lieu
parkland dedication.
Schools
The Toronto District School Board has advised that students emanating from this
development can not be accommodated and that alternative accommodation arrangements
will be required.
The Toronto Catholic School Board objects to the development proposal due to the lack of
permanent facilities and overcrowding at its schools which would normally serve this area.
Council has adopted a report which recommends that the City and the School Boards work
together to develop a new protocol to address new residential development applications in
the future in a way which recognizes that schools are an important element of the
neighbourhood.
On-site Amenity Space
It is appropriate that residential development of 100 dwelling units or greater be required to
provide a minimum of 1.5 m2 per dwelling unit of private indoor and outdoor recreational
space. Council has implemented this performance standard in recent approvals within the
North York Centre and has proposed this standard as a matter of policy within the Official
Plan.
The applicant has provided both private indoor and outdoor recreational space and has
exceeded the amounts normally required in both cases. The private indoor recreational
space required, based on the 1.5 m2 standard, is 204.0 m2.. The applicant is proposing 230.0
m2. The private outdoor recreational space required, based on the 1.5 m2 standard, is 204.0
m2. The applicant is proposing 800 m2.
6.6Affordable Housing
A minimum of 25% of the dwelling units are to be constructed in accordance with Council
policy regarding affordable housing. The amending zoning by-law will contain a clause to
implement this policy.
Conclusions:
The Edilcan proposal to develop the properties on Byng Avenue with one 14 storey
residential building is appropriate development which is consistent with the policies of the
Uptown Plan and the policies in Official Plan Amendment 447. The applicant is
contributing land for the future Service Road. This will assist the City in achieving the
infrastructure objectives of the 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 satisfied the urban design objectives of the Uptown Plan.
Contact Name:
Gwen Manderson, Senior Planner
Telephone No.:395-7117
Fax No.:395-7155
APPENDIX "A":SITE PLAN CONSIDERATIONS
The applicant has submitted drawings which are of sufficient detail to evaluate the
proposed development with respect to the environment and urban design policies of OPA
447. It is recommended that the site plan application be approved subject to the submission
of the revised drawings as well as the execution of a site plan agreement (refer to Appendix
"B"). For ease of review, the proposed development is discussed under the headings, site
plan, landscape plan, building elevations and pedestrian comfort.
Site Plan:
As illustrated on Schedule "C", the proposed building has been located in a manner which
provides a strong streetscape presence along the Byng Avenue frontage as well as the
future service road extension. At the southeast corner of the building is the principle
entrance to the building. Vehicular access to the site is to be provided from Byng Avenue
until such time as the service road extension is implemented. Upon completion of the
service road extension, the driveway entrance will be relocated to access the service road.
Service areas and the underground parking ramp have been located behind the building in a
manner which can accommodate the interim and future driveway entrances.
Recommendations include the submission of a revised site plan which incorporates
additional walkway connections to the municipal sidewalk on Byng Avenue, refinements
to the service area, and the provisions for barrier-free accessibility.
Landscape Plan:
The landscape plan provides for a significant amount of trees, shrubs and decorative paving
throughout the site (refer to Schedules "Q" and "R"). Included in the landscape plan are
formal lawn and patio areas at the rear of the building, a decorative privacy fence along the
north and west property lines, decorative paving on the pedestrian and vehicular areas, and
large caliper (i.e., 100mm and 150mm caliper) deciduous trees. It is recommended that the
applicant submit revised drawings which incorporate the introduction of some native tree
species as well as modifications to the landscaping to accommodate the site plan as revised.
Building Elevations:
As illustrated on Schedule "F", the building is 10, 12 and 14 storeys in height and has been
designed with a defined base and top. To create a pedestrian scaled street edge, the building
base projects towards the Byng Avenue and future service road frontages. The building is
to be clad with precast concrete with a prefinished metal sloped roof. Balconies are to be
clad with precast concrete and glass. To clarify the design intent of the building, it is
recommended that the building elevations be modified to accent the vertical building bays,
as well as incorporate grade related residential entrances on the south elevation which
overlooks Byng Avenue. It is also recommended that the service road frontage of the
building be revised to comply with section 5.3.4 of OPA 447 which requires that the
portion of the building which is greater than 12 metres in height shall be set back a
minimum of 3 metres from the service road frontage.
Pedestrian Comfort:
OPA 447 encourages Council to ensure that wind conditions at ground level and in outdoor
recreational areas are generally compatible with outdoor human activity, and that
seasonally appropriate access to sunlight and shade is provided.
The initial pedestrian level wind velocity and snow drifting study (by RWDI dated June 3,
1998) concludes that with some additional landscaping, satisfactory wind conditions are
expected through a majority of the year and that a vertical wall is necessary to prevent
snow accumulation near the parking garage entrance. It is recommended that, prior to
by-law enactment the applicant submit confirmation that the wind conditions are generally
compatible with outdoor human activity and that the drawings have been amended to
incorporate any required wind and snow mitigation measures. The confirmation is to be
supported by a final pedestrian study in conformity with OPA 447.
The sun/shade study (by RWDI dated June 3, 1998) illustrates the sun/shade patterns and
determines the potential exposure to sun and shadow on and around the study site as well
as the surrounding pedestrian walkways. It is recommended that the applicant submit
confirmation that the seasonally appropriate access to sunlight and shade is provided.
APPENDIX "B":SITE PLAN RECOMMENDATIONS
1.0That this application be approved subject to the following conditions:
1.1The lands shall be developed and maintained in accordance with the approved drawings
and the conditions of this approval. The Owner acknowledges that notwithstanding this
approval, the lands shall be developed in accordance with the zoning by-law and that it is
the responsibility of the Owner to ensure that the development is in conformity with the
zoning by-law to the satisfaction of the Chief Building Official.
1.2All of the work shown on the approved drawings and all the work required by the
conditions of this approval shall be completed within 2 years of the date of this approval
failing which this approval shall require an extension by the Commissioner of Planning or
his/her successor prior to the issuance of any building permit. The future site and landscape
treatments which are to accommodate the service road extension shall be completed within
1 year of substantial completion, as deemed by the Works and Emergency Services
Department, of the adjacent service road extension.
1.3Prior to recommending draft approval of a plan of condominium the Owner shall
satisfy all conditions of this approval, or, with the consent of the Commissioner of
Planning or his/her successor, submit a cost estimate and letter of credit in a form
satisfactory to the Commissioner of Planning or his/her successor and City Treasurer to
complete all of the outstanding work required by these conditions of approval.
1.4All existing trees to remain shall be maintained as shown on the landscape plan in
accordance with the "North York Standards For The Protection And Care Of Trees". Any
tree that is removed in contravention of this approval, or that is severely damaged, shall be
replaced with a tree or trees of similar value to the satisfaction of the Commissioner of
Planning or his successor.
1.5A minimum of approximately 900mm of topsoil shall be provided over the parking
structure for the proposed trees.
1.6All site illumination shall be designed to prevent the spread of light onto adjacent
lands.
1.7Drainage shall be directed to ensure that no drainage problems are created on adjacent
lands.
1.8All refuse and recycling storage shall be contained within the building. Refuse and
recycling materials shall be transported to collection areas on collection days only.
1.9All work on the adjacent boulevards shall be to the satisfaction of the Works and
Emergency Services Department.
1.10All driveways, loading and parking areas shall be paved with asphalt, concrete or
concrete unit pavers.
1.11All designated parking spaces for persons with disabilities shall be identified with
signage and logos to the satisfaction of the Works and Emergency Services or his/her
successor. All designated parking spaces, walkways and curb ramps shall conform with the
North York, "Barrier-Free Accessibility, Design Guidelines and Policy Handbook"
(Exterior Guidelines).
1.12New above-grade electrical transformers, gas regulators and other equipment are not
permitted 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-Electric Commission facilities shall be
maintained to the satisfaction of Toronto Hydro-Electric Commission or successor.
1.13Signage, satellite dishes, cellular telephone antennae or associated equipment are not
permitted on the roof of the building. All rooftop mechanical equipment enclosures shall be
integrated into the overall design of the building to the satisfaction of the Commissioner of
Planning or his/her successor.
1.14The municipal address of the building shall be well-illuminated, provided in a
prominent location on the lands and designed to be easily readable from the adjacent
streets.
1.15The Owner shall develop the lands in accordance with the items identified in the
memorandum from the Fire Department dated April 15, 1998.
1.16The Owner shall submit the following to the satisfaction of the Commissioner of
Planning or his successor prior to the issuance of any building permit:
1.16.13 copies of a revised site plan which incorporates:
1.16.1.1the technical requirements of the commenting departments and agencies;
1.16.1.2a reduced service area to the satisfaction of the Works and Emergency Services
Department;
1.16.1.3the location of all curb ramps to ensure barrier-free accessibility; and
1.16.1.4pedestrian connections from the at-grade residential entrances to the municipal
sidewalk on Byng Avenue.
1.16.23 copies of a revised detailed landscape plan which incorporates:
1.16.2.1items noted in condition 1.16.1; and
1.16.2.2decorative paving on the service area;
1.16.2.3the introduction of native tree species; and
1.16.2.4a minimum height of 1.8m for all evergreen trees.
1.16.33 copies of revised building elevations which indicate:
1.16.3.1the portion of the building which is greater than 12 metres in height shall be set
back a minimum of 3 metres from the service road frontage.
1.16.3.2additional articulation along the top of the building podium;
1.16.3.3grade related residential entrances on the south elevation; and
1.16.3.4additional articulation of the vertical building bays.
1.16.43 copies of the detailed design of all site amenities including but not limited to
exterior lights, ground signs and benches). Along Byng Avenue frontage, the decorative
metal fence shall have a maximum height of approximately m.. and shall incorporate gates.
1.16.5Confirmation that arrangements have been made to the satisfaction of the
Commissioner of Transportation or his successor for items set out in his memorandum
dated June 30, 1998.
1.16.6Confirmation that arrangements have been made to the satisfaction of the Works
and Emergency Services for items set out in their memorandum dated April 6, 1998 and
June 12, 1998.
1.16.7Confirmation that arrangements have been made to the satisfaction of the
Commissioner of Economic Development, Culture and Tourism for items set out in his
memorandum dated April 3, 1998.
1.16.8Confirmation that arrangements have been made to the satisfaction of the Central
Planning Office for items set out in the memorandum dated August 18, 1997.
1.16.9Confirmation that arrangements have been made to the satisfaction of Toronto
Hydro-Electric Commission for items set out in their memorandum dated April 18, 1997.
1.16.10Confirmation from a qualified professional (i.e., registered engineer) that at-grade
and rooftop intake/exhaust vents and mechanical equipment shall not create objectionable
noise impacts to the adjacent sites.
1.16.11An executed site plan agreement, shall be registered on title for the approved
drawings and conditions of approval, to the satisfaction of the Commissioner of Planning
or his successor and the City Solicitor.
1.17The Owner shall submit the following to the satisfaction of the Acting Commissioner
of Planning or his successor prior to the enactment of the zoning by-law:
1.17.1Confirmation, in the form of a certification, from a qualified environmental control
professional that the drawings as amended by the conditions of site plan approval:
i)are in conformity with the pedestrian comfort guidelines which are appended to the
Official Plan, as amended by OPA 447. The certification shall be supported with a final
study in conformity with OPA 447; and
ii)will not significantly reduce access to sunlight and shade on street, on outdoor
recreational areas, and on other properties within the City Centre or stable residential
neighbourhood.
SCHEDULE "O"
Authority:
Intended for first presentation to Council:
Adopted by Council:
CITY OF TORONTO
Bill No.
BY-LAW No.
To amend By-law 7625, as amended.
WHEREAS authority is given to Council by Section 34 of the Planning Act, R.S.O. 1990,
c.P. 13, as amended, to pass this By-law; and whereas Council of the City of Toronto has
provided adequate information to the public and has held at least one public meeting in
accordance with the Planning Act;
The Council of the City of Toronto HEREBY ENACTS as follows:
1.Schedules "B" and "C" of By-law No. 7625 are amended in accordance with Schedule 1
of this by-law.
2.Section 64.20-A of By-law No. 7625 is amended by adding the following subsection:
64.20-A(88)RM6(88)
PERMITTED USES
(a)The only permitted uses shall be:
Apartment House Dwellings and uses accessory thereto including accessory Private
Recreational Amenity Areas.
EXCEPTION REGULATIONS
(b)DEFINITIONS
(i)For the purpose of this exception, "gross floor area" shall mean the aggregate of the
areas of each floor,
City of Toronto Bill No.
measured between the exterior faces of the exterior walls of the building or structure at the
level of each floor, but excluding:
a)below grade mechanical floor area;
b)any space used for vehicle parking; and
c)indoor recreational amenity area.
(ii)For the purposes of this exception, "mechanical floor area" shall mean the floor area
within a building that is used exclusively for the accommodation of mechanical equipment
necessary to physically operate the building, such as heating and ventilation, air
conditioning, electrical, plumbing, fire protection and elevator equipment.
(iii)For the purposes of this exception, "private recreation amenity space" shall mean an
area set aside for social and recreational purposes, which is common to all occupants of the
building. Social and recreational purposes include indoor or outdoor space, unless
otherwise specified, such as playgrounds, tennis courts, lawn bowling greens, indoor or
outdoor swimming pools, exercise or entertainment rooms, and other similar uses.
(c)The total Gross Floor Area of all permitted uses shall not exceed the sum of 12,151 m2.
(d)The maximum number of dwelling units shall be 136.
(e)The landscaped area shall be 1,715.1 m2.
(f)A minimum of 25% of the total number of residential units constructed are to be
provided as follows:
(I)one (1) bedroom units having a maximum gross floor area of 70 m2; or
(ii)two (2) bedroom units having a maximum gross floor area of 80 m2; or
(iii)three (3) bedroom units having a maximum gross floor area of 120 m2; or
(iv)any combination of the above.
(g)Private Recreational Amenity Space Requirement:
(i)a minimum gross floor area of 1.5 m2 per dwelling unit of indoor recreational amenity
space shall be provided; and
(ii)a minimum area of 1.5 m2 per dwelling unit of outdoor open space shall be provided.
(h)Maximum Building Height
(i)The height of all building and structures shall be measured from the established grade;
(ii)The maximum height of all buildings and structures or portions thereof shall be 87
metres; and
(ii)Notwithstanding (ii), the maximum height of all buildings or structures or portions
thereof shall not exceed the horizontal distance between the building or structure and the
Relevant Residential Property Line (RRPL), as shown on Schedule RM6(88).
(i)Yard Setbacks
Minimum yard setbacks shall be as shown on Schedule RM6(88).
(j)Lot Coverage
No maximum lot coverage.
(k)Lot Depth
No minimum lot depth.
(l)Lot Area
No minimum lot area.
(m)Parking
Parking for residential uses shall be provided below grade on the lands zoned RM6(88) at
the following rates:
(I)Number of Spaces:
(A)a minimum of 0.9 parking spaces per dwelling unit plus 0.1 parking spaces per
dwelling unit for visitor use; and
(B)a maximum of 190 parking spaces per dwelling unit plus 0.1 parking spaces per
dwelling unit for visitor use.
(n)Notwithstanding any severance or division of the lands subject to this exception, the
regulations of this exception shall continue to apply to the whole of the lands.
3.Section 64.20-A of By-law 7625 is amended by adding Schedule RM6(88) attached to
this by-law.
ENACTED AND PASSED this day of , A.D. 1998
(Copies of the following Schedules:
"A"Official Plan Map;
"B"Zoning Map;
"C"Revised Site Plan (Ultimate);
"D"Revised Site Plan (Interim);
"E"North & South Elevations;
"F"East & West Elevations;
"G"Uptown Service Road (Byng Avenue to Olive Avenue);
"H"Comments, Planning Department, Central Office;
"I"Comments, Toronto Catholic School Board, North York Office;
"J"Comments, Toronto District School Board, North York Office;
"K"Comments, Parks and Recreation Department;
"L"Comments, Works and Emergency Services Department (Transportation);
"M"Comments, Works and Emergency Services Department (Public Works);
"N"Minutes of May 12,1998 Community Meeting;
"P"Correspondence from Landowners/Residents;
"Q"Landscape Drawing 1; and
"R"Landscape Drawing 2,
are on file in the office of the City Clerk.)
