2426-2438 WESTON ROAD - OMB APPEAL - OFFICIAL PLAN
AMENDMENT 127 (WESTON SECONDARY PLAN); AND
ZONING BY-LAW NO. 3623-97 (HOUSING BY-LAW AMENDMENT)
Ward 27, York Humber.
Director, Community Planning, West District
(January 29, 1999)
Purpose:
To consider the applicant's proposal for a 16-storey apartment building and to give direction
to staff regarding the City's position for an upcoming Ontario Municipal Board Hearing
respecting the above-noted appeal and proposal.
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)Community Council endorse the applicant's proposal as modified by this report and staff
be directed to support the modified proposal respecting the appeal to the Ontario Municipal
Board of Weston Secondary Plan policies and Zoning By-law 3623-97 (Housing By-law
Amendment);
(2)the concerns raised by CN Rail and the Toronto and Region Conservation Authority be
incorporated and addressed to their satisfaction, as part of the Site Plan Approval process,
among any other site plan matters.
Background:
Proposal:
The owners of 2426-2438 Weston Road, who have appealed portions of the Weston
Secondary Plan and Zoning By-law 3623-97, are proposing a 16-storey apartment building,
generally intended for senior citizen accommodation, at a floor space index density of 3.35.
Site and Surrounding Area:
The subject lands are located on the west side of Weston Road immediately north of the CN
Rail line, south of Highway 401. The property has an area of 0.47 hectares (1.16 acres) and a
frontage on Weston Road of 59 metres (193 ft.). A location map is attached as Appendix 1 to
this report. The lands are currently occupied by four detached houses.
The existing uses surrounding the site are as follows:
North:two, 27-storey apartment buildings;
South:CN Rail line and an isolated area of detached homes (Humberview Crescent) south of
the rail line;
East:a series of small industrial/commercial businesses across Weston Road;
West:Humber River and ravine.
Official Plan:
The Housing Official Plan Amendment Number 122, adopted in 1995, designated the subject
lands High Density Residential, which permits a density within a range of 125 to 300 units per
hectare and a maximum floor space index "generally not exceeding 3.0 f.s.i.."
In 1997, the former City of York Council adopted Official Plan Amendment Number 127, the
Weston Secondary Plan, which established a maximum floor space index (f.s.i.) of 2.5 and
maximum height of eight storeys for the Weston Road High Density Residential Corridor,
within which 2426-2438 Weston Road is included in proximity to its northern limit. The
Weston Secondary Plan also set out the following site-specific policies regarding 2426-2438
Weston Road:
5.8.1Nothwithstanding the aforementioned clauses, it is recognized that the lands at
2426to2438Weston Road have some particular constraints with respect to access to and from
Weston Road, and to setbacks from the Humber River Valley and the CN railway
right-of-way. These constraints may limit the density that can be appropriately achieved on
these lands. Development proposals for this site shall be accommodated by detailed plans and
site-specific studies as part of the implementing Zoning By-law application to determine
whether the maximum density of 2.5 f.s.i. can be achieved to address access to and from
Weston Road.
5.8.2Notwithstanding the general policy of having an 8 storey height limit along the
WestonCorridor, some minor adjustment to this limit may be considered for this site subject
to urban design review and the ability of the site to accommodate a redevelopment project.
Zoning By-law:
On October 1, 1997, the former City of York Council passed Zoning By-law 3623-97
(Housing Zoning By-law Amendment) which, as per Council's direction and against the
recommendation of planning staff, rezoned the subject lands from R2-Residential (a low
density zone permitting detached, semi-detached and duplex houses) to RM2-Residential
Multiple which permits higher-density house forms including apartments. In keeping with the
policies of the Weston Secondary Plan, the RM2 zone permits a maximum density of 2.5 f.s.i.
and maximum height of eight storeys. A units per hectare density is not stipulated by the
Secondary Plan.
Zoning By-law 3623-97 also establishes a 45 degree angular plane provision, a minimum
front yard setback of 1.0 metres and a maximum front yard setback of 6.0 metres. Taken
together, these regulations encourage buildings to be constructed close to the street, but,
through the angular plane provision, limit the visual impact of higher profile buildings by
requiring the upper floors to be "stepped back" a greater distance from the street or adjacent
low density residential areas.
Ontario Municipal Board Appeals:
The owners of the subject lands have appealed the maximum floor space index and maximum
height as established by the Weston Secondary Plan, as well as site specific policies 5.8.1 and
5.8.2 of the Secondary Plan as noted above. They have also appealed those sections of Zoning
By-law 3623-97 pertaining to maximum floor space index, maximum height,
minimum/maximum front yard setback and angular plane provisions.
The owners contend that the Secondary Plan policies, maximum height and density
provisions, and the other development regulations noted above are unreasonably restrictive
and will inappropriately limit the redevelopment potential of the subject lands.
A series of Ontario Municipal Board Pre-Hearing Conferences have been held respecting the
above-noted appeals. As a result of the conferences, the appellants were required by the
Board, under a Procedural Order issued on October 14, 1998, to submit for the City's review
and comment, plans for the proposed redevelopment of the site. The plans were to address the
issues before the Board as described above, as well as site access and egress, which was
identified as an issue by planning staff, given the site's location abutting the CN Rail over
pass on Weston Road and it's impacts on motorist's sight lines and visibility.
Originally, under the Board's Procedural Order, planning staff were to have provided our
comments to the appellants 15 days prior to the full OMB Hearing, which was scheduled for
January 4, 1999. However, once the plans and drawings were received from the appellant,
staff considered that a negotiated settlement could be achieved, and requested that the Hearing
be adjourned until Community Council had an opportunity to consider, and if acceptable,
endorse, planning staff's position on the redevelopment plans for the subject lands. The
Ontario Municipal Board approved the adjournment and rescheduled the Hearing for the week
of March 22, 1999.
Comment:
Development Plans:
Redevelopment plans were submitted by the appellants to the City on November 20, 1998.
The plans were accompanied by a preliminary traffic assessment from the appellant's traffic
consultant. Reduced copies of the site plan and building elevations are attached as Appendices
2 and 3 to this report. The Preliminary Traffic Report is attached as Appendix 4. A summary
of the project statistics is provided below.
Site Area:0.47 ha (1.16 acres)
Units:216
Density:460 uph./186 upa
Gross Floor Area:15,691.8 m2/168,910.6 ft2
Floor Space Index:3.35
Unit Size:ranging from 60 m2 (650 ft2) to 88 m2 (950 ft2)
Parking Provided:0.55 space/unit - 120 spaces (including 8 visitor)
Parking Required:
senior citizen non-profit
or publicly subsidized0.4 space/unit - 86 spaces
apartment
apartment house0.85 space/unit for bachelor and 1 bedroom;
0.95 space/unit for 2 bedroom and greater; and
0.25 space/unit visitor parking
condominium apartment1.0 space/unit for bachelor and 1 bedroom;
house1.2 spaces/unit for 2 bedroom and greater; and
0.25 space/unit visitor parking
The Weston Road elevation of the building is stepped back at the 9th and 13th storeys, and the
rear wall of the building facing the Humber ravine is stepped back at the 13th and 16th
storeys. The main entrance to the building is recessed beneath the upper floors.
Vehicular access to the property is proposed by means of a "right-in" entrance at the north
extent of the property and a "right-out" access at the south end of the property. A three level
parking garage (underground level, grade level and roof level) is proposed along the south
property line, acting as a buffer between the CN Rail corridor and the building. A loading and
garbage removal bay is proposed between the apartment building and the entrance to the
parking garage.
A total of 120 parking spaces are proposed, 112 within the garage and eight visitor spaces
located off the access driveway. The parking spaces proposed comply with the requirements
of Zoning By-law 1-83 for a non-profit or publicly subsidized seniors' apartment building, but
do not meet the minimum By-law requirements for a market rental apartment or a
condominium development.
According to the project architect, an increase in parking supply could be achieved through
the provision of an additional underground parking area, should the proposed development be
subject to higher parking standards under Zoning By-law 1-83.
Department and Agency Comments:
Planning staff circulated the plans and preliminary traffic report to the appropriate
departments and agencies for review and comment. The plans were also sent for comment to
the consultant who undertook the Weston Secondary Plan Study, Mr. Joe Berridge of Urban
Strategies Inc.. The comments received, as well as planning staff's comments, have been
organized below based upon the issues before the Ontario Municipal Board.
i)Building Design and Site Considerations
Maximum Height and Density (Floor Space Index)
Mr. Berridge reviewed the proposed development based upon the policies and urban design
guidelines of the Weston Secondary Plan. Mr. Berridge raised concerns with the height and
scale of the proposal in that it doesn't quite maintain and enhance the "main street" qualities
of the WestonRoad Corridor. Notwithstanding the consultant's concerns, given the constraints
of the site, staff believe that a height of 14 storeys, stepped back as per the plans submitted by
the appellants, and an increase in density from 2.5 f.s.i., the maximum allowed by the Weston
Secondary Plan and Zoning By-law 3623-97, to 3.0 f.s.i., is acceptable based primarily upon
the following considerations:
-the unique and somewhat isolated location of the subject lands on the fringe of the
WestonRoad Corridor, beyond the CN Rail overpass, which functions as a physical, visual
and psychological barrier between the "main street" area of Weston Road to the south, and the
area north of the overpass which exhibits less of a "main street" character;
-a reasonable increase in height and density will allow for a more gradual visual transition
between the existing 27-storey apartment towers immediately north of the subject lands and
the core of the Weston Road "main street" area located south of the CN Rail overpass, for
which 8 storeys is the maximum permitted height; and
-notwithstanding the maximum densities allowed under the Weston Secondary Plan, the
Official Plan's general housing policies respecting high density residential areas allows a
maximum floor space index "up to, but not generally exceeding 3.0;"
-by "stepping" the building back above the 8th and 12th floors, the visual impact of
additional height on Weston Road can be minimized and the architectural interest of the
building can be enhanced.
Setback from CN Rail Line
CN Rail has commented that they object to the proposed development since it does not
comply with their Principal Main Line Requirements, which include a required 30 metre (98
ft.) setback of the building from the railway right-of-way. The proposed development provides
a 21 metre setback to the apartment building. CN's requirements also address issues such as
noise attenuation barriers and ground vibration transmissions. CN has requested that they be
advised of the City's position with respect to the proposed development and that they receive
notice of the Ontario Municipal Board Hearing.
It is noted that notice of the passing of By-law 3623-97 was given directly to CN Rail. The
notice clearly identified the site and indicated that the RM2 zoning of the site permitted
apartment buildings at a height of eight storeys and with a maximum floor space index of 2.5.
CN Rail did not appeal Zoning By-law 3623-97.
The reduced setback from the rail right-of-way as proposed by the appellant is critical to the
redevelopment potential of the lands as proposed. It is the responsibility of the property
owners to approach CN Rail to determine whether the required 30 metre setback can be
reduced in favour of other or enhanced impact mitigation measures. On the basis of
discussions with the appellant, staff believe that a resolution of this issue can be addressed at
the site plan approval stage with enhanced mitigation measure details and design drawings
provided to and approved by CN Rail for incorporation as part of site plan approval. CN Rail
agrees with this position, provided they receive assurance from Council that these concerns
will be addressed to CN's satisfaction. Recommendation number two of this report requires
that CN Rail's concerns be incorporated and addressed to their satisfaction, as part of the site
plan approval process.
Planning staff will forward a copy of this report to CN Rail, along with minutes of
Community Council and Council to confirm the City's position with respect to this matter.
Rear Yard Setback
The subject property is located in close proximity to the Humber River ravine. The proposed
parking garage and apartment building are setback a minimum of 17 metres (56 ft.) and 25
metres (82 ft.), respectively, from the rear lot line. From the drawings submitted, it appears the
top-of-bank is located off-site, seven metres west of the rear lot line of the property.
With respect to the location of the proposed development relative to the Humber ravine, the
Toronto and Region Conservation Authority has commented that it has no objection, provided
that a geotechnical investigation be conducted to determine the overall stability of the slope
and the location of the long term stable slope line, and that a detailed grading plan be
submitted for their review. The Authority also requires that all lands below the long term
stable slope line be placed into public ownership.
Like those offered by CN Rail, the requirements of the Toronto and Region Conservation
Authority can be satisfied through the Site Plan Approval process.
Vehicular Access and Egress
The City's Transportation Department has reviewed the plans and preliminary traffic report
and has commented that, ultimately, the most appropriate access to the subject lands would be
gained via a right-of-way over the abutting lands to the north containing the two 27-storey
apartment buildings. Such a right-of-way would permit access to the subject lands to be
controlled by the traffic lights at the Weston Road - Oak Street intersection.
If a right-of-way cannot be negotiated with the owners of the abutting lands, the
Transportation Department will permit a "right-in" access at the north end of the property, and
a "right-out" egress at the south end. A "left-in" access may be permitted at the north end of
the property pending the submission, by the owner, of a southbound Weston Road traffic gap
study. This matter may be resolved at the site plan control stage.
Front Yard Setback and Pedestrian Amenities
Zoning By-law 3623-97 establishes a minimum front yard setback of 1.0 metre and maximum
front yard setback of 6.0 metres. The objective is to encourage buildings to locate close to the
street, thereby maintaining a "main street" environment.
The proposed apartment building provides a maximum front yard setback of 7.5 metres, due
primarily to the location of the driveway between the front building wall and the front
property line. The proposed setback is established from the proposed westerly limit of Weston
Road as widened to meet the 27 metre desired road allowance width established by the
Metropolitan Official Plan. Since there appear to be no other appropriate options for the
design and location of the driveway, the proposed 7.5 metre maximum front yard setback is
acceptable and in keeping with the intent of the regulation contained within Zoning By-law
3623-97.
However, the proposed treatment of the front yard area is an issue for planning staff. The site
plan for the development identifies eight parking spaces in the front yard off the access
driveway, and makes no provision for pedestrian or handicapped access to the Weston Road
sidewalk. Although these matters will be addressed through the Site Plan Approval process, it
is appropriate to note at this stage that eight visitor parking spaces in the front yard may be
excessive in terms of their impact on available landscaping area, and that appropriate
pedestrian and handicapped connections to the Weston Road sidewalk will be required.
Height and Angular Plane
As mentioned above, Zoning By-law 3623-97 establishes a 45 degree angular plane for the
purpose of regulating building height. In the case of the proposed redevelopment, the angular
plane is to be drawn from the opposite limit of the existing Weston Road right-of-way instead
of the limit of the possible future road right-of-way at it's prescribed 27 metre width as shown
in the Schematic Section drawing attached as Appendix 3.
Upon review of this matter, the stepped-back design of the building height would fall well
within the 45 degree angular plane regulation as correctly applied from the opposite existing
Weston Road street line when the 15th and 16th floors are removed and the mechanical
penthouse is lowered accordingly. Staff view that maintaining the proposed stepping of the
building away from WestonRoad is important in order to minimize the visual impact of the
additional height proposed and to enhance the design and appearance of the building.
However, given the proposed 7.5 metre front yard setback, regulating the stepping of the
building as proposed cannot be appropriately ensured only by the use of the 45 degree angular
plane provision. Therefore, staff propose to set out additional setback regulations in the
By-law for the 9th through 12th and 13th through 14th storeys of the building, rather than
relying solely on the 45 degree angular plane provision.
It should also be noted that the Schematic Section drawing submitted incorrectly depicts the
height of the existing 27 storey apartment buildings located immediately north of the subject
lands in relation to the height of the proposed development.
ii)Other Planning Considerations
Parkland
The subject lands are in close proximity to Mallaby Park, located at the north-west corner of
WestonRoad and St. Phillips Road, and to the North Parkette, located on the east side of
WestonRoad, immediately south of the CN Rail Corridor. Parks and Recreation staff have
advised that a northward extension to Cruikshank Park, located along Humber River to the
south of the subject lands, with access in close proximity to the subject lands is being
considered. Such an extension would improve the subject land's location relative to the
Humber River parks system.
Services and Accessibility
With respect to local services and shopping opportunities, the Crossroads Plaza is located on
the east side of Weston Road, just north of the subject lands. The Plaza contains several large
anchor stores including a food store.
The subject lands are serviced by three bus routes which travel this section of Weston Road,
and are within four kilometres of the Weston Station of GO Transit's Toronto to Georgetown
Line. The TTC has been in contact with the project architect and is confident that access to the
site can be designed to accommodate Wheel Trans vehicles.
Schools
Both the Toronto District and Toronto Catholic District School Boards have based their
comments upon the possibility that the proposed apartment may be a market rental or
condominium development, and not a seniors residence.
The Toronto District School Board advises that junior and middle school students emanating
from the proposed development can be accommodated at the H.J. Alexander and C.R.
Marchant schools, but only upon the scheduled September, 1999 completion of the new
Portage Trail Junior and Middle Community Schools. High school students can be
accommodated at Weston Collegiate Institute.
The Toronto Catholic District School Board has commented that a preliminary review of the
proposal indicates that the elementary and secondary schools serving the subject area could
not accommodate students emanating from this development.
It should be noted that notice of the passing of By-law 3623-97 was given directly to both the
Toronto District and Toronto Catholic District school boards. The notice clearly identified the
site and indicated that the RM2 zoning of the site permitted apartment buildings at a height of
eight storeys and with a maximum floor space index of 2.5. Neither Board appealled Zoning
By-law3623-97. By way of this report, the Ontario Municipal Board will be advised of the
School Boards' comments.
Public Consultation:
As there has been no public awareness and consultation regarding the proposal, public
notification has been provided to advise of Community Council's consideration of the matter
in an information meeting forum at the February 17 Community Council Meeting. The
protocol for Planning Act Public Meeting notification has been used to assist Community
Council in making an informed decision on the direction staff is to follow for the upcoming
O.M.B. hearing on the matter.
Conclusion:
Based upon the comments noted above, and subject to the endorsement of Community
Council, planning staff are prepared to attend the Ontario Municipal Board Hearing on March
22, 1999 and present the following position in support of a modified proposal.
Official Plan Appeal (Weston Secondary Plan):
The plans submitted by the appellant have demonstrated the extent to which subject lands may
be reasonably redeveloped. Therefore, the planning staff opinion with respect to the appeal of
the Weston Secondary Plan Amendment to the former City of York Official Plan, is that the
subject lands continue to be designated High Density Residential as per the Weston Secondary
Plan; however, site specific policies 5.8.1 and 5.8.2, as noted above, which refer to the subject
lands, be replaced with the following site specific policy:
5.8.1Notwithstanding the aforementioned clauses, the lands at 2426 to 2438 Weston Road
may be redeveloped to a maximum density of 3.0 F.S.I. and maximum height of 14 storeys,
provided the visual impact of the additional building height beyond the eighth storey be
minimized by stepping the building back from Weston Road above the eighth storey.
Zoning By-law 3623-97:
It is recommended that the regulations of Zoning By-law 3623-97 apply to the subject
property along with the following provisions:
-the maximum floor space index shall be 3.0 f.s.i.;
-the maximum building height shall be 14 storeys, and in addition to the 45 degree angular
plane requirement, a 5.0 metre step back at the 9th and a 4.0 metre step back at the 13th
storey, from Weston Road shall be required; and
-the minimum front yard setback shall remain at 1.0 metre and the maximum front yard
setback shall be 7.5 metres.
The staff position noted above reflecting a modified proposal was presented and discussed
with the appellant's agent. The agent has orally advised that, with Council's approval, the
appellant is prepared to support the modified proposal implementing the Official Plan policy
and zoning regulations as set out in this report and will further address the matter at
Community Council on February 17, 1999.
It is felt that the staff position represents an acceptable compromise between the maximum
height and densities proposed by the Official Plan policies and Zoning By-law 3623-97 and
the owners' proposal for a 16 storey apartment building with a floor space index of 3.35.
Staff's position is acceptable to the appellant and, with Council's approval, would establish a
settlement agreement which can be presented to the Ontario Municipal Board. Staff also
recommend that CN Rail's concerns be satisfactorily addressed at the site plan approval stage.
The amended policies and zoning regulations proposed by staff will result in a development
which will be in character with the surrounding area, and will not jeopardize the "main street"
objectives of the policies and zoning for the remainder of the Weston Road high density
residential corridor.
Staff therefore recommend that Council endorse the applicant's proposal, with modifications
noted herein, as the basis for the City's position at the Ontario Municipal Board hearing. The
amended policy and regulations noted above will be prepared in Official Plan Amendment
and Zoning By-law Amendment format for consideration by the Ontario Municipal Board at
the March 22, 1999 hearing.
Contact Name:
Henry Byres, Senior PlannerTel: (416) 394-2618
York Civic Service CentreFax: (416) 394-2782
(Copies of Appendix 1-3, referred to in the foregoing report were forwarded to all members of
Council, with the agenda of the York Community Council for the meeting of
February17and18,1999, and copies thereof is on file in the Clerk's Division, York Civic
Centre.)