STAFF REPORT
November 16, 1999
To: Etobicoke Community Council
From: Executive Director and Chief Planner, City Planning
Subject: Preliminary Report - Request to Lift the 'H' Holding Symbol from
Humber Bay Shores (Motel Strip) By-law 1994-197
Intracorp Developments Limited
2067 Lakeshore Boulevard West - South Side of Lake Shore Boulevard just West of Palace Pier Court File No. Z-2304
Lakeshore-Queensway
Purpose:
To provide preliminary comments on the processing of an application received from Intracorp Developments to lift the 'H'
Holding symbol, to permit the development of a 92 unit (Intracorp) residential condominium project.
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) the application continue to be circulated;
(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.
Background:
Intracorp Developments are proposing to construct a 12-storey (36.7 m) condominium building and 8 townhouses on a .55
ha site, located West of Palace Pier Court. (Attachment No. 1)
The higher building element is situated adjacent to Lake Shore Boulevard West, with the townhouse component fronting
onto Waterfront Drive.
The site is 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 Attachment 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 application by Intracorp Developments.
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 fulfilment 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.
The present submission supercedes a previous proposal by Lakebar Properties which was not proceeded with due to the
change in ownership. An application has also been submitted in the adjacent site to the East, by Prombank Investments to
permit a 119 unit condominium building and 27 townhouses immediately abutting Palace Pier Court.
Comments:
It remains incumbent upon the applicant to demonstrate that the requirements to lift the hold (Attachment No. 3) have been
satisfied. The applicant is in the process of finalizing the necessary studies including soil, noise, air quality, and
microclimate. In addition, the applicant must demonstrate that they are able to meet the built-form guidelines set out in
Appendix A of the Motel Strip Secondary 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 the subject Intracorp application, nor the adjacent Prombank submission is able to provide the
minimum 70 metre frontage requirement on Lakeshore Boulevard which is contemplated in connection with new
development, in Humber Bay Shore Area. 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) 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 Intracorp Developments from
Palace Pier Court across their property. This would leave independent access from Lake Shore Boulevard West the only
option for the Intracorp property. Staff are currently exploring an acceptable resolution of this issue with the affected
parties.
Conclusions:
The application is currently in circulation. A community meeting can be scheduled when the necessary studies and
environmental reports are finalized and our design review is complete.
Contact:
Michael McCart Tel: (416) 394-8228
Community Planning, Fax: (416) 394-6063
West District Email: mmccart@toronto.ca
Paul J. Bedford
Executive Director and Chief Planner
City Planning
List of Attachments:
Attachment No. 1 - Location Map
Attachment No. 2 - Site Plan Map
Attachment No. 3 - Holding By-law Provisions
