November 6, 1998
To:North York Community Council
From:Bryan W. Tuckey
Director, Community Planning, North District
Subject:FINAL REPORT
Official Plan and Zoning Amendment Application
UDOZ-98-24
City of Toronto
29 Lorraine Drive
Ward 10- North York Centre
Purpose:
The purpose of this report is to recommend the approval of a proposal to amend the Official
Plan and Zoning By-law to remove all attributable density and recognize the use of City
owned lands at 29 Lorraine Drive as a public park. The density of the site has been transferred
through a Committee of Adjustment approval to the adjacent development site at 15-27
Lorraine Drive.
Financial Implications:
At its meeting of July 29, 30 and 31, 1998, City of Toronto Council approved the sale of the
density (1,826 square metres) from 29 Lorraine Drive to Symphony Square Ltd. (15-27
Lorraine Drive) for the sum of $400,000 (Appendix A). The City has received the funds from
the sale of the density.
Recommendation(s):
It is recommended that the application be approved and staff be directed to prepare:
(a)an implementing Official Plan amendment which generally complies with the draft
Official Plan amendment attached as Schedule "D" to this report;
(b)an implementing zoning by-law which generally complies with the draft by-law attached
as Schedule "E" to this report.
Background:
1.0History:
In July 1997, North York Council approved a zoning by-law amendment for 15-27 Lorraine
Drive (UDZ-95-31 known as Royal Mansions Inc.) to permit a 304 unit, 20 storey apartment
building. This development, approved in accordance with the Uptown Secondary Plan,
achieved additional density through density incentives and transfers. A total gross floor area
of 29,885 square metres (321,690 sq.ft.) is permitted by the RM6(73) zoning on the site
(Appendix B).
In August 1998, the Committee of Adjustment approved a variance request by the applicant
(known then as Symphony Square) to increase the maximum permitted gross floor area for the
site at 15-27 Lorraine Drive (Appendix C). No appeals were received. The approval was based
on a Council decision of July 29, 1998 to approve the sale of density from the City owned site
at 29 Lorraine Drive to the Symphony Square lands (Appendix A). The City has received the
funds from this sale. The amount of density sold from 29 Lorraine Drive (1,826 square
metres) is identical to the gross floor area increase approved by the Committee of Adjustment.
2.0Proposal:
The application advanced by the City of Toronto in this report proposes a technical change to
the Official Plan and Zoning By-law to recognize the transfer of all density from the site to
lands at 15-27 Lorraine Drive. This property will be developed as part of a public park. A
statistical breakdown of the site is set out below:
Site Statistics |
Site Area |
703 square metres (.07 ha) |
Maximum Density Allowed |
2.6 FSI |
Gross Floor Area allowed by
Official Plan |
1,827.8 square metres |
3.0Location and Existing Site:
The site is located on the south side of Lorraine Drive east of Blakeley Road. There is an
existing dwelling on the site which will be demolished. On the abutting lands to the east is a
7.5 m strip of land zoned O1(14) to be used for park purposes. The subject parcel would
adjoin this 7.5 m. strip creating a parkette. To the north and west of the site are detached
homes also located within the Uptown area. A zoning amendment application has been
received for redevelopment of all of these remaining lands east of Blakeley Road
(UDZ-98-19).
4.0Planning Controls:
4.1Official Plan:
The site is located within the Uptown of the North York Centre. The site is designated
Uptown Residential 2 which permits residential, recreational and institutional uses and parks
at a maximum density of 2.6 FSI as shown on Schedule AA@. While the UR2 designation
permits public parks, it has been the practice of the former North York Council that lands used
as public parkland be designated as public parks in the Official Plan (Appendix D). The
proposal is to change the Official Plan designation to Local Open Space (LOS) which would
only permit public parks, recreational uses, community centres and libraries, and some
essential services and public utilities. The proposed use of the site for a public park would
conform with this designation.
4.2Zoning:
The site is zoned R4 (One Family Detached Dwelling Fourth Density Zone) which generally
permits single detached dwellings as shown on Schedule AB@. The proposal is to rezone the
site to O1(14) (Open Space Zone) with a site specific exception indicating that the only
permitted use shall be a public park, public playground and a play lot with 0 square metres of
gross floor area. The O1(14) zoning currently applies to the 7.5 metre strip of land abutting
the east side of this site.
Discussion:
5.0Other Department Comments:
Comments received from the departments and agencies to which the application was
circulated indicate no concerns (see Schedules "F" to "K").
6.0Community Consultation
Given the technical nature of this application, a community consultation meeting has not been
required.
7.0Planning Issues:
7.1Density Transfer:
Section 3.4 of Official Plan Amendment 447 (North York Centre Secondary Plan) permits the
transfer of density from land owned by the City. Density transfers are to be implemented by
rezoning the donor site and the receiving site and a record of the density transfer is to be kept
as an appendix to the Official Plan.
This application implements the density transfer by rezoning the subject parcel to recognize
its use for parks purposes only, and to remove its density. A record of this density transfer will
be kept in Appendix 11 to the Official Plan (Monitoring of Transferred Density in the Uptown
Area).
Given Council approval of the sale of density from 29 Lorraine Drive and the Committee of
Adjustment approval for an increase in the gross floor area for 15-27 Lorraine Drive, the
proposed Official Plan and zoning change to 29 Lorraine Drive is a technical change which
further implements these approvals.
7.2Parks Use:
The City purchased 29 Lorraine Drive with the intent of developing it for parks purposes,
along with the westerly portion of 27 Lorraine Drive. This area was targeted for parkland at
the time of review of the Royal Mansions application (File No. UDZ-95-31) at 15-27 Lorraine
Drive. As a condition of the sale, the existing tenant is permitted to remain in the dwelling at
29 Lorraine Drive until their current rental lease expires in January 1999. Lease extension
options may be possible.
Conclusions:
This proposal by the City is for a technical amendment to the Official Plan and zoning by-law
to remove all attributable density and recognize the use of City owned lands as a public park.
This implements recent City Council and Committee of Adjustment approvals for the sale and
transfer of density from this site to the adjacent development site at 15-27 Lorraine Drive.
Contact Name:
Nimrod Salamon
Telephone: (416) 395-7134
______________________________
Bryan W. Tuckey
Director, Community Planning, North District
Schedules:
A.Official Plan Map
B.Zoning Map
C.Site Plan
D.Draft Official Plan Amendment
E.Draft Zoning By-law Amendment
F.Parks and Recreation comments
G.Works and Emergency Services comments
H.Transportation Services comments
I.Public Health Department comments
J.By-law Compliance comments
K.Bell comments
Appendices
A.Council Extract of July 29-31, 1998, Purchase of Surplus Density from City Owned Land -
29 Lorraine Drive
B.RM6(73) Zoning for 15-27 Lorraine Drive
C.Committee of Adjustment Decision of August 20, 1998, UDCA-98-481 Symphony Square
Ltd.
D.Extract of Minutes of North York Council Meeting 05/02/97
ns\reports\oz98-24
SCHEDULE D:DRAFT OFFICIAL PLAN AMENDMENT
Authority: North York Community Council Report No., Clause No. , as enacted by Council
on
Enacted by Council:
CITY OF TORONTO
Bill No.
BY-LAW No.
To adopt Amendment No. 470 to the Official Plan for the City of North York
WHEREAS authority is given to Council by 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.Amendment No. 470 to the Official Plan of the City of North York, consisting of the
attached text and schedules, is hereby adopted.
2.This By-law shall come into force and take effect on the day of the final passing thereof.
ENACTED AND PASSED this day of , A.D. 1999
MayorCity Clerk
(Corporate Seal)
PREFACE AND EXPLANATORY NOTES
TO AMENDMENT NO. 470
TO THE OFFICIAL PLAN FOR THE
CITY OF NORTH YORK
LANDS AFFECTED BY THIS AMENDMENT
This amendment concerns the lands located on the south side of Lorraine Drive east of
Blakeley Road. The municipal address is 29 Lorraine Drive.
EFFECT OF AMENDMENT
The effect of this amendment would be to redesignate the lands to Local Open Space (LOS) in
keeping with the intended use as parks and open space.
PUBLIC MEETINGS
The North York Community Council considered Amendment Application UDOZ-98-24 at a
statutory public meeting held on 1999, after written notice of such meeting had been sent to
all persons assessed in respect of land and to all tenants within 120 metres of the subject lands.
It was North York Community Council=s decision to recommend approval of the application.
A meeting to consider this matter was held by Council of the City of Toronto on 1999.
Council adopted the recommendation of the North York Community Council to approve the
application.
On 1999, Council enacted By-law No. .
AMENDMENT NO. 470
TO THE OFFICIAL PLAN FOR THE
CITY OF NORTH YORK
The following text and schedule constitute Amendment No. 470 to the Official Plan of the
City of North York.
ITEM 1
Clause 1
Schedule 3 to Map C.1 (Uptown Land Use Plan) is amended in accordance with Schedule "A"
attached to this Amendment.
SCHEDULE E:DRAFT ZONING BY-LAW AMENDMENT
Authority: North York Community Council Report No. Clause No. , as enacted by Council on
Enacted by Council:
CITY OF TORONTO
Bill No.
BY-LAW No.
To amend City of North York By-law No. 7625
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 AB@ and AC@ of By-law No. 7625 of the former City of North York are
amended in accordance with Schedule A1@ of this By-law.
2.Section 64.37 of By-law 7625 of the former City of North York is amended by adding the
following subsection:
A64.37(14)O1(14)
PERMITTED USES
(a)The only permitted uses shall be a public park, a public playground, and a play lot.
EXCEPTION REGULATIONS
(b)The maximum gross floor area shall be 0.0 square metres.@
3.Section 64.36(14) of By-law 7625 of the former City of North York is deleted.
ENACTED AND PASSED this day of , A.D. 1999.
MayorCity Clerk
(Corporate Seal)