STAFF REPORT
November 3, 1999
To: Toronto Community Council
From: Acting Commissioner of Urban Planning and Development Services
Subject: Report on Application No. 640-00152 including 2280 and 2290 Dundas Street West concerning the repeal of
Official Plan Amendment 510 (By-law 37-90)
(High Park)
Purpose:
To request Council to repeal By-law 37-90, which adopted Official Plan Amendment 510, concerning lands located
southeast of the intersection of Bloor and Dundas Streets West.
Financial Implications and Impact Statement:
There are no financial implications resulting from the adoption of this report.
Recommendation:
It is recommended that Council authorize the City Solicitor to introduce a Bill in Council to repeal Official Plan
Amendment 510.
Background:
The site is located at the southeast corner of the intersection of Bloor and Dundas Streets West and currently contains a mix
of uses including a plaza, a school, and a small apartment building.
It was the subject of Site Specific By-law 37-90 which adopted Official Plan Amendment 510 and implementing Zoning
By-law 38-90.
Both by-laws were appealed to the Ontario Municipal Board by the then major owners of the site, Manufacturers Life and
the Oshawa Group. (Since the time of the appeal, Manufacturers Life has sold its property to Loblaws which occupies one
of the two larger stores in the plaza.) The Oshawa Group also appealed a number of sections of the former City of Toronto
Official Plan (Cityplan) with respect to this site. These appeals were subsequently withdrawn.
As part of the Cityplan process, By-law 38-90 was repealed on July 20, 1993 and integrated into the Cityplan Zoning
Amendment By-law, as a new Section 12(1) 271.
In 1998, the Ontario Municipal Board requested that the City resolve the remaining outstanding appeal of Official Plan
Amendment 510.
Comments:
As outlined in the attached chart, the provisions contained within OPA 510 were substantially enacted in Cityplan. A
comparison of these provisions indicates that the primary difference occurs in the 'High Density Residence Area' where
OPA 510 permitted a residential density of two times the area of the lot only if a social housing component was included.
Cityplan permits a residential density of two times as-of-right with the stipulation that Council have regard for a number of
factors including street/lane patterns, wind and sun penetration, pedestrian and vehicular circulation. Given the controls
provided by the Part I Plan, and the absence of available social housing programs, the Cityplan provision is reasonable.
The total density permission for the area designated 'Low Density Mixed Commercial Residential Area' differs by 0.5 times
the lot area in the two documents. OPA 510 permitted a maximum total density of 2.5 times the lot area with a maximum
of 2.0 times the lot area for either commercial or residential uses. Cityplan permits a total density of 3 times the lot area
with no individual maximum for commercial and residential density. I am of the opinion that the impacts of the additional
density on the surrounding area can be adequately mitigated by appropriate design measures.
The remaining requirement outlines the conditions under which existing non-conforming uses may be permitted. The
primary difference is related to existing auto uses which are permitted to remain and expand under Cityplan and are not
permitted under OPA 510. Given that there is an auto related use on site, the provisions of Cityplan are pertinent and
should remain in place.
Conclusions:
As the attached chart indicates, the differences between OPA 510 and Cityplan are not extensive and since the Cityplan
Official Plan provisions are more recent and are in force, it is now appropriate to repeal OPA 510.
Contact:
Helen Coombs
Senior Planner
Telephone: (416) 392-7613
Fax: (416) 392-1330
E-Mail: hcoombs@toronto.ca
Beate Bowron
Director, Community Planning, South District
(p:\1999\ug\uds\pln\to992031.pln) - smc
00152
List of Attachments:
1. Table Comparing the Provisions of OPA 510 and Cityplan
Attachment No. 1
Table 1: Comparison of the Provisions of OPA 510 and Cityplan
