March 17, 1999

To:Chairman and Members, Etobicoke Community Council

From:Karen V. Bricker, MCIP, Director of Community Planning, West District

Subject:Preliminary Evaluation Report

Request to lift the 'H' Holding symbol from Humber Bay Shores

(Motel Strip) by-law 1994-197 and concurrent site plan approval

Prombank Investments -2063-2065 Lake Shore Boulevard West

Lakebar Properties - 2067 Lake Shore Boulevard West

South side of Lake Shore Boulevard just west of Palace Pier Court

File No. Z-2286 (Prombank Investments)(Lakeshore-Queensway)

File No. Z-2289 (Lakebar Properties)(Lakeshore-Queensway)

Purpose:

To provide preliminary comments on the processing of two separate applications received from Prombank Investments and Lakebar properties to lift the 'H' Holding symbol, to permit the development of a 146 unit (Prombank) and 92 unit (Lakebar) residential condominium project.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendations:

It is recommended that:

(1)this report be received and that the applications continue to be circulated; and

(2)upon submission of the requisite information and studies, a community meeting be scheduled to consider community input and the application(s) compliance with the built form guidelines of the Motel Strip Secondary Plan; and

(3)a formal public meeting(s) be scheduled to consider the lifting of the 'H' Holding symbol from by-law 1994-197.

Reason for Application:

Prombank Investments are proposing to construct a 15 storey 119 unit condominium building, and 27 townhouses on a .58 ha site immediately west of Palace Pier Court. Lakebar Properties are proposing a 90 unit 15 storey residential condominium building and 2 townhouse units on a .55 ha site immediately west of the Prombank site (see Exhibit No. 1)

In each case, the higher building element is situated adjacent to Lake Shore Boulevard West, with the townhouse component fronting onto Waterfront Drive.

Both sites are located within the Humber Bay Shores Development Area (formerly the Motel Strip). The by-law pertaining to Humber Bay Shores (By-law Number 1994-197) was approved by the Ontario Municipal Board on February 28, 1996, and establishes land uses, development standards, as well as a number of holding ('H') provisions (See Exhibit No. 2), which must be satisfied prior to the lifting of the 'H' symbol and the underlying zoning coming into effect.

The review process set out in Section 15.8.3 of the Motel Strip Secondary Plan provides for the concurrent processing of the site plan and an application to lift the 'H' symbol, resulting in the combined application by Prombank Investments and Lakebar Properties.

The Plan also provides that a community information meeting be held to receive input from the community and abutting property owners with respect to the application(s) compliance with the built-form guidelines set out in appendix A of the Official Plan. Subsequently, a formal public meeting to consider that input and the fulfillment of conditions to the lifting of 'H' holding symbol is required. It should be noted that with the exception of an owner or applicant, appeals to the lifting of an 'H' Holding by-law are not permitted.

Issues:

It remains incumbent upon the applicant to demonstrate that the requirements to lift the hold (Exhibit No. 2) have been satisfied. The applicants are in the process of finalizing the necessary studies including soil, noise, air quality, and microclimate. In addition, the applicants must demonstrate that they are able to meet the built-form guidelines set out in Appendix A of the Official Plan, and the general development standards identified under Section 15.8.0 of the Secondary Plan. In this regard, two issues are of note.

At this time, neither of the properties is able to provide the minimum 70 metre frontage requirement on Lakeshore Boulevard which is contemplated in connection with new development. The Plan provides that where an application is submitted on lands having less than 70 metres, the owner must satisfy Council that any remaining lands within the same urban block can be developed in accordance with the development standards identified in 15.8.0 of the Secondary Plan. If this can be demonstrated, then development can proceed, notwithstanding the deficiency in frontage.

Secondly, the plan and by-law provide for an internal mid block east/west road network, (i.e. right-of-way c) which is intended to organize access, provide views through the site, and separate building heights. The intent is also to discourage access from Lake Shore Boulevard West which is less desirable from a traffic operations perspective. In the present instance, the owner of Prombank is apparently not prepared to voluntarily provide access to Lakebar Properties from Palace Pier Court across their property. This would leave independent access from Lake Shore Boulevard West the only option for the Lakebar property. Staff are currently exploring an acceptable resolution of this issue with the affected parties.

Status:

The applications are currently in circulation. A community meeting can be scheduled when the necessary studies and environmental reports are finalized and our design review is complete. Subsequently, a formal public meeting(s) will be scheduled to consider approval of the site plan and lifting of the 'H' Holding symbol from By-law Number 1994-197 for each application.

Contact Name:

Michael McCart (416) 394-8228

Community Planning, West District (416) 394-6063

Karen V. Bricker, MCIP

Director of Community Planning

West District

MMc/nt

h:\dev1\z-2286\report

EXHIBIT NO. 2

SCHEDULE 'F'

HOLDING PROVISIONS

l.The adequacy of school facilities, or the availability of school sites to serve the development site and the existing, cumulative development which exists or which is approved at the time of consideration of the development proposal.

2.The sufficiency of municipal or Metropolitan infrastructure, including sewer, water, road, transit and park networks serving the development site.

3.Compliance of the redevelopment proposal with the requirements of the Urban Design Guidelines in Appendix A and the principles and procedures outlined in Section 15.8.0 of Official Plan Amendment C-65-86.

4.The submission to, and approval by, the City, the Ministry of the Environment and Energy and Metropolitan Toronto and Region Conservation Authority, of individual stormwater management plans, as outlined in Section 15.9.4 Stormwater Management of Official Plan Amendment C-65-86, and the owner or owners have entered into a legally binding agreement or agreements with the City to guarantee the implementation of the recommendations.

5.The submission to, and approval by, the City and the Ministry of the Environment and Energy of the soil quality, hydrogeological and geotechnical study or studies as outlined in Section 15.9.5 Soil Management of Official Plan Amendment C-65-86, and the execution by the development proponent and/or owner(s) of the lands of legally binding agreement or agreements with the City to guarantee the implementation of the recommendations.

6.The submission to, and approval by, the City and the Ministry of the Environment of the acoustic and air quality study or studies as outlined in Section 15.9.6 Noise and Air Quality of Official Plan Amendment C-65-86, and the execution by the development proponent and/or owner(s) of the lands of legally binding agreement or agreements with the City to guarantee the implementation of the recommendations.

7.The submission of any required financial contributions, including parkland contributions, and development levies.

8.The acquisition, by a public body, of all land required to accommodate the Waterfront Public Amenity Area, the Waterfront Drive and the Stormwater Management facilities including the water quality pond.