3636 Bathurst Street
The original application was submitted on December 22, 2011. Information on past applications are provided below. On February 1, 2016, the City a received a revised application for a 9-storey south addition, and a 10-storey north addition that steps down in height to 6 storeys at the west end of the building. The additions are attached to an existing 19-storey apartment building. There are 68 residential units proposed for the south addition, and 209 units proposed for the north addition. Approximately 710 m2 of retail is proposed on the ground floor of the additions. The total gross floor area would be 45,910m2 (22,685m2 of new GFA), or 3.45 times the area of the lot. The revised proposal includes 417 vehicular parking spaces and 248 bicycle spaces. A total of 46 rental units in the existing building are proposed to be demolished and replaced in the new addition. The main changes from the previous submission are:
- The total number of units proposed has decreased from 509 to 502 (total number of new units proposed has decreased from 284 to 277 units);
- The total gross floor area proposed has decreased from 48,024m2 to 45,910m2 resulting in a decrease in the overall density from 3.61FSI to 3.45FSI;
- The 7th storey of the north building has been setback an additional 10.4m on the west side;
- The 8th storey of the north building has been setback an additional 1.5m on the north side along the Hotspur Road frontage an additional 1.5m on the south side along the internal courtyard façade;
- The stepback at the 9th and 10th storeys of the north building has increased from 6.34m to 12.9m;
- The west setback of the north building from the ground to 6th floor has decreased from 9.1m to 5.6m;
- The 7th storey of the south building has been setback an additional 1.5m at the south side of the building and an additional 1.5m at the north side of the building;
- Retail space has been added to the ground floor of the south building.
Plans, Reports & Supporting Material
Submission 4: February 1, 2016
Submission 4: Plans
The City’s Official Plan is the City’s vision for how the City should grow over the long-term. A key implementation tool of the Official Plan are land use designations. The Official Plan designates the subject site as Mixed Use Areas, one of four land use designations intended to accommodate growth. The Mixed Use Areas designation encourages a broad range of commercial, residential, institutional and open space uses to accommodate increases in population and jobs along transit lines and reduce automobile dependency.
The Official Plan establishes criteria for development in Mixed Use Areas including policies for buildings to be located and massed to provide a transition between areas of different development intensity, providing setbacks for, and stepping down of, building heights towards existing lower scale development. The Plan also contains policies to locate and mass new buildings to frame the edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open space.
The Mixed Use Areas policies are supplemented by additional development criteria in the Official Plan’s Built Form policies, including built form policies that specifically address “tall buildings”. The Official Plan defines “tall buildings” as those whose height is greater than the width of the adjacent road allowance, and generally limits these buildings to parts of the Downtown, Centres and other areas where they are specifically permitted by a Secondary Plan or Zoning By-law.
The Urban Structure Map identifies four categories of growth areas including the Avenues overlay. Bathurst Street is identified as an Avenue on Map 2 of the Official Plan. The Avenues are important corridors along major streets where re-urbanization is anticipated and encouraged to create new housing and job opportunities while improving the pedestrian environment, the appearance of the street, shopping opportunities and transit service for community residents. The Official Plan identifies that development along the Avenues will generally be at a much lower scale than in the Downtown and generally at a lower scale than in the Centres.
Development on Avenues prior to the City undertaking an Avenue Study has the potential to set a precedent for the form and scale of re-urbanization along the Avenue. Proponents of such proposals are required to address the larger context and examine the implications for the segment of the Avenue in which the proposed development is located. Section 22.214.171.124(b) of the Official Plan, sets out the criteria that must be examined in an Avenue Segment Study.
The subject site is located in the northeast quadrant of the Lawrence-Allen Secondary Plan area. City Council adopted Official Plan Amendment 162, including the Lawrence-Allen Secondary Plan at its meeting of November 29, 30 and December 1, 2011. City Council also adopted a number of implementation plans with the Secondary Plan including a Transportation Master Plan, Community Services and Facilities Strategy, Urban Design Guidelines and endorsed an Infrastructure Master Plan. The Lawrence-Allen Secondary Plan is currently under appeal at the Ontario Municipal Board.
The Lawrence-Allen Secondary Plan provides a comprehensive planning framework for the development of a new neighbourhood in its Focus Area (the Lawrence Heights neighbourhood) and confirms the urban structure and land use designations outside its Focus Area that provide for growth in Mixed Use Areas, Institutional Areas and along Avenues where growth is supported by appropriate land use designations.
Similar to the Official Plan, the City’s Tall Building Guidelines defines tall buildings as buildings whose height is greater than the width of the right-of-way of the principal street on which it is located. The guidelines provide a number of criteria for tall building development proposals related to site context, organization, massing and the pedestrian realm.
North York Zoning By-law No. 7625
The subject site is zoned Multiple-Family Dwellings Sixth Density Zone (RM6) as amended by By-law 24428. The site specific zoning on this site permits an apartment house, including medical offices, recreational facilities and a small retail store. The maximum permitted gross floor area (GFA) is 24,000m2 and the coverage is restricted to 2,323m2 or 17.5% of the lot.
The maximum permitted height is 19 storeys or 243.8m (800 ft) above sea level, with a maximum of 225 dwelling units and 406 bedrooms and a minimum of 267 parking spaces with 246 of those spaces provided underground. Approximately 11,000 m2 of landscaping must be provided.
A meeting for the tenants of 3636 Bathurst Street was held on June 27, 2016 from 7-9pm at the Barbara Frum Library, 20 Covington Rd.
This meeting will provide an opportunity for all affected tenants to ask questions about the demolition proposal, discuss the proposed tenant relocation and assistance plan, review the proposed building floor plans and receive information on the application process. If you cannot attend this meeting, you can still make your views known to staff by sending a fax to 416-397-4080 or by writing to Jeremy Kloet.
A second community consultation meeting was held on Thursday May 26, 2016 and attended by approximately 50 members of the community. The meeting provided tenants of the existing building and the community with an opportunity to provide input on the revised proposal, view the plans and ask questions. The meeting was held in the Barbra Frum Library in the Auditorium (20 Covington Road).
A community consultation meeting was held on Thursday May 3, 2012 and attended by approximately 120 members of the community. The meeting provided tenants of the existing building and the community with an opportunity to provide input on the proposal, view the plans and ask questions. The meeting was held in the Barbra Frum Library in the Auditorium (20 Covington Road).
Submission 3: March 26, 2015
The proposed development was presented to the City of Toronto Design Review Panel on January 27, 2015. Please click on the link for minutes from that meeting.
Submission 3: Plans
- Revised Architectural Plans
- Landscape Drawings
- Aborist Report
- Tree Protection Plan
Submission 2: September 23, 2014
Submission 2: Plans
- Revised Architectural Plans
- Massing, Phasing and Shadow Study Diagrams
- Boundary and Topographical Survey
- Landscape Drawings
- Tree Inventory and Preservation Plan
- Tree Protection Plan
Submission 2: Reports and supporting material
- Avenue Segment Study Addendum
- Community Services and Facilities Inventory Addendum
- Pedestrian Level Wind Study
- Planning Rationale Report Addendum
- Toronto Green Standard Checklist
- Toronto Green Standard Statistics
- Green Roof Statistics
- Tree Inventory and Preservation Report
- Traffic Impact and Parking Study
- Traffic Impact and Parking Study Addendum
The original application was submitted on December 22, 2011. The applicant proposed to amend former City of North York Zoning By-law No. 7625 for the property at 3636 Bathurst Street for the development of a new 19 storey apartment building, as well as nine and seven storey additions to the existing 19 storey apartment building. Approximately 470m2 of retail space was proposed on the ground floor of the nine storey addition. A new 2-storey amenity centre connected the existing and proposed 19 storey buildings. The original proposal increased the number of units on the property from 225 to 652 units, and increased the density from 1.93 to 4.4 times the area of the lot.
A total of 638 parking spaces were proposed within two levels of below-grade parking. This parking supply consisted of 202 spaces for the existing rental building, 72 spaces for the seniors residence, 16 spaces for the proposed retail space, 70 spaces for the seven storey addition, and 278 spaces for the new 19 storey building. The existing two storey underground parking structure currently contains 272 parking spaces and would have expanded to accommodate the additional parking spaces.
A total of 132 visitor parking spaces were proposed. The proposal also provided 322 bicycle parking spaces (65 for visitors and 257 for residents).
File No. 11 330299 NNY 15 OZ
- Complete Application Status: Incomplete
- Preliminary Report at North York Community Council Agenda, March 20, 2012
Submission 1: December 22, 2011
Submission 1: Plans
- Site Plan and Project Statistics
- Elevations – East and South, West and North
- Section A, B and C
- Existing P1 and P2 Floor Plans
- Proposed P1 and P2 Floor Plans
- Ground Floor Plan
- 2nd Floor Plan
- 3rd Floor Plan
- 4th-5th Floor Plan
- 6th- 7th Floor Plan
- 8th-9th Floor Plan
- 10th-11th Floor Plan
- 12th-19th Floor Plan
- Ground Floor Landscape Plan
- Amenity Terrace Landscape Plan
- Landscape Roof Plan
- Tree Protection Plan