Public Meeting Held in Accordance with
the Planning Act with respect to Official
Plan and Zoning By-law Amendment
Applications regarding 157 Dawes Road
The East York Community Council, based on the findings of fact and conclusions,
recommends the adoption of the report (April29, 1999) from the Director of Community
Planning, East District.
The East York Community Council reports having held a statutory public meeting on May 26,
1999, in accordance with Section 34 of the Planning Act, and appropriate notice of this
meeting was given in accordance with the Planning Act and the regulations thereunder.
The East York Community Council submits the following report (April29, 1999) from
the Director of Community Planning, East District:
To review applications for Official Plan and Zoning By-law amendments that will permit the
development of the south-east corner of Dawes Road and Goodwood Park Court with 12
multiple-attached (townhouse) dwellings and 2 pairs of semi-detached dwellings (see Figures
1 to 4 inclusive).
Costs associated with this development will be assumed by the developer.
It is recommended that City Council:
(1)subject to Recommendation No. 2, approve the applications by Inaugural Source Inc., the
City of Toronto and Toronto Hydro for the lands at the south-east corner of Dawes Road and
Goodwood Park Court to amend East York's Official Plan and EastYork Zoning By-law
(a)adopting the attached Official Plan amendment intended to delete Section 3.15.19-Special
Policy Area 19, which permitted the development of a 4storey, 36unit apartment building;
(b)enacting the attached Zoning By-law amendment, which rezones these lands from
Residential Site Specific R3A.23 to Residential - Site Specific R2A.37 zoning and which sets
out specific development standards intended to facilitate the development thereon of 12
freehold multiple attached (townhouse) dwellings, and 2 pairs of semi-detached dwellings,
substantially in the form attached; and
(2)authorize the introduction of the bills to amend the Official Plan and the Zoning By-law
No.6752, after satisfactory proof has been received by the City Solicitor of the conveyance to
Inaugural Source of the City of Toronto and Toronto Hydro lands.
Inaugural Source Inc., in collaboration with Toronto Hydro and the City of Toronto, has
submitted applications for Council's permission to amend East York's Official Plan and
Zoning By-law No.6752. The amendments will permit the development of a currently vacant
parcel of land at the south-east corner of Dawes Road and Goodwood Park Court with 12,
3-storey multiple attached (townhouse) dwellings and 2 pairs of semi-detached dwellings
designed around an internal courtyard and accessed from Goodwood Park Court.
The proposal locates:
(1)fourteen of the newly proposed dwellings on lands which belong to the developer;
(2)two of the proposed dwellings on lands which belong to Toronto Hydro, but which are in
the process of being sold to the developer;
(3)a portion of an access driveway and one parking space on lands which belong to the City
of Toronto, but which are in the process of being sold to the developer; and,
(4)a portion of an access driveway on lands which belong to Ontario Hydro, but which have
been secured by the developer via a permanent easement.
To permit the development, the developer requires both an Official Plan amendment to delete
the existing Official Plan requirements for an apartment building and a Zoning By-law
amendment to allow its re-development with the proposed 12 townhouse and two
When the application was first submitted, Planning staff indicated that the development
should include the surplus Toronto Hydro and City of Toronto lands located adjacent to the
corner of Dawes Road and Goodwood Park Court. Consolidating all the disparate pieces of
land under one ownership will result in a comprehensive and coordinated development.
Shortly thereafter, the developer initiated the acquisition process for these additional lands. On
April28, 1999, the City of Toronto Council declared the City lands to be surplus and it is
expected to ratify their sale at its June 9, 1999 meeting. The sale of Toronto Hydro lands is
expected to be finalized within that same time frame.
Until the various sale transactions are finalized, and the lands legally transferred, the City and
Toronto Hydro have had to be identified as co-applicants. Recommendation No. 2
acknowledges this by requiring that all the conveyances be completed before the bills to adopt
the Official Plan and Zoning By-law amendments are introduced in Council.
Site Description and Ownership:
This 2,498 m2 currently vacant parcel of land is located at the south-east corner of Dawes
Road and Goodwood Park Court. It is comprised of a 1, 982 m2 parcel of land which belongs
to the developer, a 192 m2 parcel of land which belongs to Toronto Hydro and lands which
amount to 234 m2, which belong to the City. (Location/Current Land Ownership map on first
page of this report.
The site is relatively flat. However, since it lies at the base of a hill it is shored up at several
locations by retaining walls, which, because of their age require extensive reconstruction.
Surrounding uses include: one and two storey ground related residences to the south and west,
high rise apartments to the north, and north west, and Ontario Hydro corridor directly to the
Official Plan and Zoning:
The property is designated Low Density Residential and Special Policy Area 19 (see Map 2 -
"Predominant Land Use", and, Map 7- "Special Policy Areas". The primary residential
designation provides for ground oriented housing forms, which would include the proposed
townhouse units. The secondary designation implements a previous site specific development
application and requires that the land be developed with a 36 unit, four-storey senior's
The site is zoned "Residential R3A - Site Specific" permitting a 36 unit seniors' apartment
building. If approved the application would require the adoption by Council of a new Zoning
By-law Amendment that reflects the current development proposal.
The application was circulated for input to all appropriate agencies and City departments.
Responses received from the circulation have been used to modify the project's design and to
formulate appropriate by-law standards.
Notice of the application was sent to all residents within 120 metres (400 ft.) of the site and a
community information meeting to obtain public input was held on April 26, 1999. The notice
and the meeting produced: a request for consideration of an increased setback between unit 7
and the adjoining property line; questions regarding erosion control measures and the location
of and the effectiveness of the retaining wall(s) required to facilitate the construction of unit 8;
and the visual impact of a blank wall of units 7 and 8 on the two adjoining residences to the
Other comments consisted of inquiries about the project's tenure and management, and,
expressions of support on the basis that the proposed development would result in the site's
clean-up and the upgrading of the area's appearance.
Building Height and Design:
The proposed development is located in a largely residential area characterized by a mix of
built forms ranging from one and two storey detached residences immediately to the south and
south-east, high rise apartment buildings to the north, north-east and north-west, and newly
developing townhouses across Dawes Road to the west. Within this context, this three storey
residential project provides a suitable transition between the high rise buildings to the north
and the ground-oriented residences to the south.
The proposed height of the buildings at 9.75 metres (32 ft.), represents the generally accepted
height for townhouses throughout East York. In addition, in this case, building height has less
of an impact because this site is located at the base of a hill. Shadow diagrams submitted with
this application show a limited impact on the adjoining residences.
The proposed site design orients all the newly proposed dwellings around an internal
courtyard which incorporates vehicular (driveway and parking) and pedestrian (sidewalk)
facilities and which is flanked on all sides by treed and landscaped front yards. This building
siting has the advantage of removing individual vehicular accesses to Dawes Road and
Goodwood Park Court. Although the houses adjoining Dawes Road are oriented towards the
courtyard, the rear (street fronting) facades have been designed to incorporate various features
like canopied entrances, third floor decks, and fencing that includes gates to the yard from the
sidewalk. These features were introduced to improve the pedestrian street environment.
Excluding windows from most walls that directly abut the existing residences to the
south-west has minimized the problem of overlook in that direction. The previously approved
four-storey apartment building would have had a similar impact.
With regards to the issue of the setback between unit 7 and the adjoining property to the south,
the drawings submitted with the application, which were based on the applicant's survey, site
this unit 0.76 m (2.5 ft.) away from the adjoining property. The standard side yard setbacks for
single density residential zones range from 0.6 m to 0.9 m (2 to 3 ft.). In addition, unit 7 is
separated from the actual wall of the adjoining building by a 2.6 m (8.5 ft.) driveway and a
0.24 m (8 in.) setback from its south wall to the edge of the existing fence line.
The design of the site and the built form will be reviewed in a separate Site Plan report, which
will be considered by the Director of Community Planning for the East District. The Site Plan
review will ensure that all functional elements such as lighting, landscaping, retaining wall
design etc., are addressed.
Access and Parking:
Entrance to the site is obtained from Goodwood Park Court via a two-way, 6 metre (20.0 ft.)
wide private driveway leading to an internal courtyard. The resident parking is located in the
central courtyard adjacent to the dwelling. The visitor parking is located in the northeasterly
portion of the site, near the project's entrance (see Figure 1 Parking Spaces P17 and P18). The
development provides 16 resident and two visitor parking spaces. This exceeds the East York
By-law requirement for residential dwellings by two parking spaces. The proposed parking
spaces are undersized according to the normal requirements of the by-law. However, the
City's Transportation Division comments indicate that they found both the proposed access
and parking provisions to be acceptable.
The design of this project requires shared use of facilities including the driveway leading to
the internal court yard, the two visitor parking spaces, the garbage enclosure, the storm drain
sewer required to drain excess storm water from the rear yards of dwellings 10 to16 inclusive,
as well as the sidewalk encircling the courtyard and the secondary pedestrian access route
from the courtyard to Dawes Road. The presence of these shared facilities generally connotes
a condominium form of ownership. The applicant, however, prefers to market the project as
freehold housing. From his perspective, freehold ownership is supported by current market
preferences and will save considerable time and costs associated with a condominium
Since the common elements have to be appropriately managed the future owners of the project
will have to enter into private agreement(s) to secure the continuing maintenance of the
various elements which have to be held in common.
The City's policy generally discourages freehold housing involving shared elements and
suggests that developments, which contain such elements, particularly if they involve a large
number of ownerships, should proceed by way of a condominium. Condominium ownership is
preferable because it tends to provide greater certainty regarding the legal and financial ability
of homeowners to resolve future problems. However, the policy also recognizes that in
instances where the risks are minimized by the size of the project or the type and number of
shared elements, freehold ownership may be an option.
Staff believes that due to the relatively small number of ownerships, and the type and number
of the shared elements, freehold ownership can be supported on this site.
As per East York By-law No. 85-92, the applicant will be required to make a 5 percent
cash-in-lieu of parkland dedication payment.
Site Servicing and Grading:
Works and Emergency Services Staff have commented that servicing of this site can be
accommodated by the existing municipal services in the adjacent right of way, and that any
servicing within the site would have to be privately held and jointly shared and maintained by
all the project's future owners. The comments also indicate that all site drainage will have to
be contained on the site, that the project will have to employ infiltration techniques for roof
leaders and pump foundation drains to surface areas. Storm sewer connections to the sewer
system will only be permitted if there are no other suitable alternatives.
In regards to grading, the developer will have to provide details of the structural design of all
the required retaining walls, and obtain the adjacent landowners co-operation should the
construction of these walls involve their properties.
The servicing issues and requirements will be reviewed and secured as part of the forthcoming
Site Plan approval process.
Solid Waste Collection:
The City will collect garbage and recyclable material. As none of the proposed houses face
onto a city street, a single collection point has been provided near the entrance to Goodwood
Park Court (see Figure 1). Details concerning this item will be worked out at the time of Site
The proposed development is suitable for this location because it conforms to, and advances
EastYork's Official Plan's policies, is compatible with surrounding developments, represents
a good use of this currently vacant and underutilized site, offers the prospect of reasonably
priced homes for a mix of households, and features an attractive building design and
Senior Planner East York District Office
(416) 387-4647 -tel. no.
(416) 397-4582 -fax no.
Authority:East York Community Council Report No. Xx Clause No. Xx,
as adopted by Council on 1999
Enacted by Council:
City of Toronto
By-law No. [ ]
To Adopt Amendment No 19 to the Official Plan for the Former Borough of East York
Affecting the Lands Located on the South - East Corner of Dawes Road and Goodwood Park
Whereas the 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:
That the attached Amendment No. 19 to the Official Plan for the former Borough of East York
consisting of Part Two of the accompanying document, is hereby adopted pursuant to the
Planning Act 1990.
Enacted and Passed this day of , A.D. 199 .
Amendment No. 19 to the Official Plan
For the former Borough of East York
Part One - Preamble, does not constitute part of this Amendment.
Part Two - The Amendment, consisting of the text contained therein and the map attached
thereto as Schedule "A" constitute Amendment No. 19 to the Official Plan for the former
Borough of East York.
This is Amendment No. 19 to the Official Plan for the former Borough of East York.
The purpose of this amendment is to delete the policies of "Special Policy Area 19" of the
Official Plan for the former Borough of East York Planning Area. The policies, of "Special
Policy Area 19" were applied to this location in September 1992, to permit a development
project comprised of a four storey, 36 unit senior's apartment building. These policies are no
longer needed because the new development proposal for the land does not involve an
The lands affected by this Amendment are outlined in a heavy black line identified as "Area
Subject to Amendment" on Schedule "A" attached hereto, and are located at the south-east
corner of DawesRoad and Goodwood Park Court.
The lands affected by this amendment are designated "Low Density Residential". This
designation provides for ground oriented housing forms such as detached, semi-detached and
row house dwellings as well as non-ground oriented housing forms such as stacked
townhouses and plexes. The proposed development which comprises of townhouse and
semi-detached dwellings meets these requirements.
However, Schedule 7 - "Special Policy Areas" of the Official Plan also shows this property as
"Special Policy Area 19". This designation reflects Council approval in September 1992, of a
site specific Official Plan Amendment which permitted a 36 unit seniors apartment building.
That proposal has been abandoned and the Special Policy Area designation is no longer
required given the current proposal to develop the site in accordance with the "Low Density
Residential" provisions of the Official Plan.
(1)All of this part of the document entitled "Part Two - The Amendment" consisting of the
following text and the attached Schedule "A" constitute Amendment No. 19 to the Official
Plan for the former Borough of East York.
(2)The lands affected by this Amendment are shown on Schedule "A" to this Amendment as
"Area Subject to Amendment".
(3)Map 7 - " Special Policy Areas" to the Official Plan for the former Borough of East
York, is hereby amended by deleting therefrom the designation identified as "Special Policy
(4)The text of the Official Plan for the former Borough of East York is hereby amended by
deleting Section 3.15.19 "Special Policy Area 19" in its entirety .
Authority: East York Community Council Report No, XX, ( ), 1999
Intended for first presentation to Council: , 1999
Adopted by Council:
City Of Toronto
By-law No. -99
To amend Restricted Area Zoning By-law No. 6752, as amended, of the former Township of
Whereas authority is given to Council by Section 34 of the Planning Act, RSO 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)the lands subject to this By-law are those lands outlined by a heavy black line and
identified as "Area Subject to Amendment" as shown on Schedule "1" attached hereto;
(2)Schedule "A" to By-law No. 6752, as amended, is hereby further amended by changing
the zoning category for the lands identified as "Area Subject to Amendment" on Schedule "1"
of this By-law from "Residential R3A - Site Specific (R3A.23)" Zone to"Residential R2A -
Site Specific (R2A.37)" Zone;
(3)Zoning By-law 6752, as amended, is hereby further amended by deleting Section 188.8.131.52
R3A.23 Zone in its entirety; and
(4)Zoning By-law No. 6752, as amended, is hereby further amended by adding a new
Section 184.108.40.206 immediately after Section 220.127.116.11 of the By-law as follows:
18.104.22.168157 Dawes Road R2A.37 Zone
The provisions of this Section shall only apply to those lands being Part of Lot B Registered
Plan 1193 and Part of Lots 46 and 56, Registered Plan 781 City of Toronto (Formerly
Borough of East York) designated R2A.37 on Schedule "A".
On those lands referred to in Section 22.214.171.124.1 of this By-law, no person shall use, occupy,
Erect, alter, cause to be used, occupied, Erected or altered, any Building, Structure or land or
part thereof except in accordance with the following provisions:
(a)residential - Semi-detached Dwellings;
(b) residential - Multiple Attached Dwellings;
(c)buildings and Structures Accessory to the foregoing;
(a)maximum number of Semi-
Detached Dwellings4 Dwellings
(b)maximum number of Multiple-
Attached Dwellings12 Dwellings
(c)maximum number of
Dwellings per Lot 1 Dwelling
(d)minimum Lot Area
for developed with Multiple-
Attached Dwellings 89 m2
(e)minimum Lot Area
for Semi-Detached Dwellings 119 m 2
(f)siting of all Dwellings or Structures
or portions thereof wholly within the Building envelope shown on Schedule "1" to
Section 126.96.36.199, except that the provisions of Section 5.6 of this By-law shall apply to any
projections or encroachments into Yards
(g)maximum Floor Space Index
Dwellings 1.5 x the Lot Area
(ii)for Semi-Detached Dwellings 1.0 x the Lot Area
(h)maximum Lot Coverage
(i)for Multiple-Attached Dwellings 60%
(ii)for Semi-Detached Dwellings 42 %
(i)maximum Building Height
on Lot 110.2 m
(ii)for Dwellings located on
Lots 2 to16 9.8 m
(j)minimum number of Parking Spaces18 Parking Spaces 2 of which
shall be reserved for visitors
(k)minimum Parking Space size2.8 m x 5.5 m
(l)Section 4.23 of the By-law 6752 does not apply to the lands shown in Schedule 1 attached
(3) Other Provisions of the By-law:
(a)Except as amended in this By-law all the other provisions of By-law 6752 with the
exception of Sections 7.5.1 to 7.5.3 inclusive, shall apply to the lands referred to in Section
(4)The following additional uses shall be permitted on the lands:
(a) temporary sales trailer which shall:
(i)only be used to sell the Buildings located within the limits of the area identified on
Schedule "1" to Section 188.8.131.52;
(ii)provide at least 1 temporary parking stall; and,
(iii)be removed within 60 days after the completion of the last Building.
Enacted and Passed this day of ,A.D.
Mel LastmanNovina Wong
The following persons appeared before the East York Community Council in connection with
-Mr. Michael Vaughan, Solicitor, on behalf of the Applicant;
-Mr. Michael Denyak, East York, neither in opposition nor support of the proposed
-Mr. Kenneth Miller, East York, in opposition to the proposed development;
-Mr. Brian Barron, President, Ward 2 Property Owners' Association, East York, in support
of the proposed development; and
-Ms. Deirdra Drazich, East York, in support of the proposed development.