316 Bloor Street West - Zoning Amendment Application- Preliminary Report

Save this PDF as:
Size: px
Start display at page:

Download "316 Bloor Street West - Zoning Amendment Application- Preliminary Report"

Transcription

1 STAFF REPORT ACTION REQUIRED 316 Bloor Street West - Zoning Amendment Application- Preliminary Report Date: May 20, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 20 Trinity-Spadina STE 20 OZ SUMMARY The application proposes a 42-storey, 132 metre high (excluding mechanical penthouse) mixeduse building with 535 residential units and 264 square metres of retail space. The 3-level underground parking garage has 29 parking spaces and 7 car-share spaces. The proposed density is 22.8 times the area of lot. This report provides preliminary information on the application and seeks Community Council's direction on its further processing and the community consultation process. This report also seeks Community Council's direction for City Planning staff to undertake a Bloor Corridor/Annex Block Study of this section of Bloor Street West to assist in assessing appropriate height and massing of development on this site and adjacent properties. A Community Meeting is targeted for September A Final Report is targeted for the fourth quarter of 2015 assuming that the applicant provides all required information in a timely manner. Staff report for action 316 Bloor St West -Preliminary Report 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 316 Bloor Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site. 3. Notice for the public meeting under the Planning Act be given according to the regulations of the Planning Act. 4. City Planning staff be requested to undertake a Bloor Corridor/Annex Block Study of properties on the north side of Bloor Street West, between St. George Street and Walmer Road, to assist in assessing the appropriate height and massing for the proposed development at 316 Bloor Street West and adjacent properties. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY There have been no recent Planning Act applications at this site. Consultation A pre-application consultation meeting with the applicant was held on Friday, June 6, 2014 to discuss complete application submission requirements. Staff raised concerns about the proposed building height, potential shadow impact and unit sizes. At a follow-up meeting with the applicant on July 8, 2014, staff advised of the need to reduce the overall height of the proposal and to further study its impacts. A community consultation meeting was hosted by Councillor Cressy on April 2, 2015 after the application was submitted. The meeting was well attended by approximately 160 local residents who had several concerns with the proposal, including: building height, shadow impact, lack of parking, precedent of a tall tower on Bloor Street, impact on Paul Martel park, and mix of unit types (oriented to singles). Residents also raised the need for a block study to determine appropriate height and built form on the site. ISSUE BACKGROUND Proposal The application proposes a mixed-use building of 42 storeys (138 metres including mechanical penthouse), consisting of a 6-storey base with street-related retail uses, and 36-storey tower above (see Attachments 2-5, Elevations). The proposed building has a gross floor area of 24,265 m 2 (24,001m 2 of residential, 264 m 2 of retail). Staff report for action 316 Bloor St West -Preliminary Report 2

3 The development proposes a total of 535 residential units consisting of 383 (72%) bachelor units and 152 (28%) one-bedroom units. The typical size of the bachelor units is 33.6 square metres and of the one-bedroom units is 53.5 square metres. Building Base The base of the building frames the street edges of Bloor Street West (south elevation) and Madison Avenue (west elevation), and is 16 metres in height stepping back about approximately 1 metre and then up to 25 metres in height. On Bloor Street West, the 7.0 metre high ground floor retail commercial space will be set back 1.3 to 1.5 metres, with a further 2.3 metre deep notch at the southeast corner of the building by the commercial entrance. On Madison Avenue (east elevation), the ground floor will be built to the street line, except for a 1.8 metre deep notch at the southeast corner. The 2 nd and 3 rd floors will cantilever over the ground floor to the Bloor Street West (south elevation) lot line, except for a 3.4 metre deep by 8.1 metre wide notch at the southeast corner. The 4 th to 6 th floors will stepback approximately 1.3 to 1.7 metres from the 2 nd and 3 rd floors below. On Madison Avenue (east elevation), the 4 th to 6 th floors will stepback approximately 1.0 metre. The west wall (west elevation) of the base of the building extends to the property line and is a minimum of 25 metres in height for the first third of building running south to north. The remaining two thirds of the west end of the base is 12.6 metres high and has a 5.5 metre stepback above the 2 nd floor. The stepback allows for a terraced outdoor amenity area on the rear two thirds of the building located at the 3 rd floor level. This provides a 5.5 metre setback to the westfacing windows of residential units on the 4 th to 6 th floors. The north wall (north elevation), at the ground floor level will be set back 7.5 to 7.9 metres, varying due to the angled property line, in order to accommodate driveway access to the loading/servicing area and the ramp to the underground garage. Above the ground floor, the base building will be set back 3.1 to 3.5 metres from the north lot line, and will partially cantilever over the driveway. Building Tower The entire seventh floor consists of indoor and outdoor amenity space. The outdoor amenity space provides for an architectural reveal. Above the 7 th floor the tower has no stepbacks on 3 sides with the exception of the Bloor Street West (south elevation) where there is a 2.1 metres stepback for two thirds of the building and cantilever of approximately 1.3 metres on the notch at the southeast corner. Staff report for action 316 Bloor St West -Preliminary Report 3

4 The proposed amenity space for residential use is outlined in the following table: Indoor Amenity Space Outdoor Amenity Space Amenity Space Proposed 397 m 2 (2 nd floor) 746 m 2 (3 rd floor) 431 m 2 (7 th floor) 47 m 2 (mechanical penthouse level) Total 1621 m m 2 (3 rd floor) 222 m 2 (7 th floor) 165 m 2 (mechanical penthouse level) Total 514 m 2 Zoning By-law Standard 1,070 m 2 or 2m 2 per unit 1,070 m 2 or 2m 2 per unit Overall the intent of the amenity space requirement is met. However, there is a large shortfall for outdoor amenity space, but the indoor amenity requirement is exceeded. Pedestrian access to the residential lobby is at Madison Avenue. The street-related retail space is accessed from Bloor Street West. (refer to Attachment 1: Site Plan). Vehicular access is proposed from a driveway off Madison Avenue at the northeast corner of the site. The proposed 3-level underground garage has 29 parking spaces and 7 car-share spaces (equivalent to an additional 21 parking spaces). A 'Type G' loading space is proposed inside the building and will be screened from the street. A total of 535 bicycle parking spaces (one per residential unit) will be provided at grade, and on the 2 nd floor and 2 nd floor mezzanine level. Site and Surrounding Area The rectangular-shaped site is located on the northwest corner of Bloor Street West and Madison Avenue. It is 1,064 square metres in area, and has a frontage of approximately 25.9 metres on Bloor Street West and 41.2 metres on Madison Avenue. The site is currently occupied by a vacant 3-storey office building with a rear fenced and gated 17-space parking lot accessed from Madison Avenue. The building was occupied by the Canadian Restaurant and Foodservices Association (now Restaurants Canada) until June Uses and structures near the site include: North: A 6.25 metre wide private driveway for rear access to Bloor Street West. On the north side of the laneway is Paul Martel Park (formerly Ecology Park), a public park. Further north at 12 Madison Avenue are professional offices (2.5 storeys), at 14 Madison Staff report for action 316 Bloor St West -Preliminary Report 4

5 Avenue is the Madison Pub (2.5 storeys), at 20 Madison Avenue is the Madison Manor Boutique Hotel (2.5 storeys), at 22 Madison Avenue is the Theta Delta Chi Fraternity (3 storeys), and at 28 Madison Avenue is the Bereaved Families of Ontario (3 storeys). South: Across Bloor Street West at 371 Bloor Street West is the 4-storey University of Toronto Schools (UTS) building which occupies the entire block. It was built in 1910 and expanded between 1924 and 1949, and is a historical listed building. East: Across Madison Avenue at 310 Bloor Street West is Tartu College, an 18-storey student residence built in 1969 that has 460 student rooms, with a City-owned parking lot behind it. At 11 Madison Avenue is a Buddhist Temple (owned by Tartu College). Further east at 300 Bloor Street West is Bloor Street United Church, a listed heritage building, built in West: A 3-storey mixed use building at Bloor Street West that has retail stores and services at grade (Yuki Japanese restaurant, Noah's Natural Foods., Second Cup and Fresh on Bloor), commercial office uses on the 2 nd floor and apartments on the upper floor. Further west at 328 Bloor Street West is a 2-storey mixed-use building (Pizza Pizza). At 332 Bloor Street West is 2-storey commercial building (Scotiabank) and directly north of it is the east entrance to the Spadina subway station and the TTC bus station. Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS), 2014 provides policy direction on matters of provincial interest related to land use planning and development. These policies support the goal of enhancing the quality of life for all Ontarians. Key policy objectives include: building strong healthy communities; wise use and management of resources and protecting public health and safety. The PPS recognizes that local context and character is important. Policies are outcomeoriented, and some policies provide flexibility in their implementation provided that provincial interests are upheld. City Council's planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council s planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe. Official Plan The site is designated as Mixed Use Areas in the Official Plan. It is within the Downtown and Central Waterfront on Map 2, the Urban Structure map of the Official Plan. Staff report for action 316 Bloor St West -Preliminary Report 5

6 The policies in Chapter 3 of the Plan complement and support the City's growth strategy by integrating social, economic and environmental perspectives in decision-making to create an attractive City, with a strong economy and liveable communities. The application will be evaluated using the Built Form policies of Section of the Plan which address how the development improves the public realm, and is massed harmoniously into the planned context of the neighbourhood and the City. New developments will be massed to define the edges of the edges of streets, parks and open spaces at good proportions. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. Section (b) directs the City to designate areas with a concentration of heritage resources as Heritage Conservation Districts and adopt conservation and design guidelines to maintain and improve their character. The site is just south of the boundary of the proposed Madison Avenue Heritage Conservation District (HCD). The Mixed Use Areas designation provides for a broad range of commercial, residential and institutional uses, in single-use or mixed-use buildings, as well as parks and open spaces and utilities. Development in Mixed Use Areas is subject to a number of development criteria to: locate and mass new buildings to provide a transition between areas of different development intensity and scale; provide appropriate setbacks and/or stepping down of heights, particularly towards lower scale Neighbourhoods; locate and mass new buildings to limit shadow impacts on adjacent Neighbourhoods particularly during the spring and fall equinoxes; 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 streets, parks and open spaces; and provide good site access and circulation and an adequate supply of parking for residents and visitors. Area Specific Policy 334 (Bloor Corridor Visioning Study) At its meeting of July 19 to 26, 2005 City Council adopted a recommendation to initiate a community-based "Visioning Study" for Bloor Street West between Avenue Road and Christie Street. The Study subsequently undertaken divided the area into two phases. Phase 1- Bloor St. W. between Avenue Road and Bathurst Street. This section of Bloor Street West was the subject of the visioning study. Phase 2 Bloor St. W. between Bathurst St. and Christie St. was put on hold for the future study. The study process, which included research and various public consultation meetings, took place between March 2007 and May The consultant's Bloor Corridor Visioning Study report was released in May It was further refined and released in the form of a staff report to Toronto and East York Community Council as the Bloor Corridor Visioning Study - Draft Official Plan Amendment and Urban Design Guidelines, dated October 22, Staff report for action 316 Bloor St West -Preliminary Report 6

7 On December 7, 2009, City Council adopted Official Plan Amendment No. 98 (By-law ) which adds Area Specific Policy 334 pertaining to properties on Bloor Street West between Avenue Road and Bathurst Street. The Bloor Corridor Visioning Study: Avenue Road to Bathurst Street, Toronto Urban Design Guidelines, November 2009, were also adopted. Area Specific Policy 334 provides general direction for development along the Bloor Corridor. It also addresses streetscaping initiatives and the re-designation of Ecology Park (now Paul Martel Park) from Mixed Use Areas to Parks and Open Spaces Areas. Built Form Area Specific Policy 334 divides Bloor Street West, between Avenue Road and Bathurst Street, into a series of nodes and precincts. It requires new development to respond to the function and character of these unique areas with built form that generally provides for a transition in height, density and scale from higher buildings in the east to a low-rise, main street character in the west, with nodes of development at key intersections near transit hubs. The subject site is located in the Spadina Node as illustrated on Map 1-Nodes and Precincts. Link: Area Specific Policy Unit Mix Area Specific Policy 334 speaks to a diversity of housing types and tenures. It calls for support for the continued diversity of the Bloor Corridor population, and encourages a range of housing types and tenures. New residential development in the Bloor Corridor is encouraged to include a mix of unit sizes to provide housing opportunities for a range of households, including those with children. Heritage Area Specific Policy 334 states that development will respect, conserve and reinforce heritage buildings and features throughout the Bloor Corridor. New buildings will provide appropriate transition through setbacks, stepbacks and stepping down of height in order to protect adjacent heritage elements, significant views and distinctive characteristics of Heritage Conservation Districts. Significant Views Development within the Bloor Corridor will be subject to a view corridor analysis completed to the satisfaction of the City, to preserve and enhance views of the Connaught Laboratories spire at 1 Spadina Crescent, when viewed from the south. Zoning On May 9, 2013, City Council enacted city-wide Zoning By-law , currently under appeal at the Ontario Municipal Board. Both Zoning By-law and former City of Toronto Zoning By-law currently apply to the site. Staff report for action 316 Bloor St West -Preliminary Report 7

8 In Zoning By-law , the site is zoned CR 3.0 (c2.0;r2.5) SS2 (x2615) with a height limit of 18.0 metres and a maximum density of 3 times the area of the lot. In Zoning Bylaw , as amended, the site is zoned MCR T3.0 C2.0 R2.5 and has the same maximum height and density as the CR zone in By-law Both the CR and MCR zones permit a broad range of residential and commercial uses. Site Plan Control The proposal is subject to Site Plan Control. An application has not been submitted. Tall Building Design Guidelines In May 2013, City Council adopted the updated city-wide Tall Building Design Guidelines and directed Planning staff to use them in the evaluation of tall building applications. The Guidelines establish a unified set of performance measures for tall building proposals to ensure they fit their context and minimize local impacts. The Guidelines are available at: This site is also subject to the Downtown Tall Buildings: Vision and Supplementary Design Guidelines (adopted by City Council in July 2012 and consolidated with the city-wide Tall Building Design Guidelines May 2013). This document identifies where tall buildings belong in Downtown, and establishes a framework to regulate their height, form and contextual relationship to their surroundings. The Downtown Vision Height Map shows a height range of 47 to 77 metres or 15 to 25 storeys. It is used with the city-wide Tall Building Design Guidelines to evaluate tall building proposals in Downtown, and is available at: Bloor Corridor Visioning Study: Toronto Urban Design Guidelines The Bloor Corridor Urban Design Guidelines were approved by City Council in December 2009, for Bloor Street West from Avenue Road to Bathurst Street. They define an urban structure along Bloor Street West with distinct nodes and precincts, and provide principles for responsible and sensitive development, and direction for improvements to the public realm. Main planning objectives of the Urban Design Guidelines include: - Provide a vision of the desired urban structure for the area and a framework for development; - Define appropriate relationships between buildings and the public realm; - Provide appropriate built form guidance addressing matters such as setbacks and massing; - Identify opportunities to improve the public realm; and - Provide a tool, which can be used in evaluating applications for site plan approval and rezoning, as well as for co-ordinating public improvements. Staff report for action 316 Bloor St West -Preliminary Report 8

9 The Bloor Corridor Urban Design Guidelines also provide a figure that illustrates the general pattern of decreasing building heights going west from the Bloor/Yonge Street intersection to the Bloor/Walmer Road intersection. (see Figure 15 on page 42). Link: Bloor Corridor Visioning Study: Toronto Urban Design Guidelines or_visioning_udg.pdf Bloor Corridor/Annex Block Study St. George St. to Walmer Road Planning staff are of the opinion that a Bloor Corridor/Annex Block Study of properties on the north side of Bloor Street West between St. George Street and Walmer Road is warranted to assist in reviewing this and future applications in the Spadina Node and adjacent properties. In the past year, there have been several inquiries regarding tall buildings in the proposed study area, that exceed its planned context for building height and do not meet the appropriate setbacks from any property line. At the Councillor's community meeting on April 2, 2015 on this application, there was support from the community and the developer of the site for a Bloor Corridor/Annex Block Study to be prepared by City Planning staff. Therefore, this report recommends that Toronto and East York Community Council direct staff to conduct the block study in conjunction with and to inform the review of this application. West Annex (Madison Avenue) Proposed Heritage Conservation District Madison Avenue, between Bloor Street West and Dupont Street, is an important street within the West Annex. Madison Avenue contains a series of fine residential buildings built in a rich period of Toronto architecture between by prominent Toronto architects and builders of the time. At a meeting on April 4, 2004, the Annex Residents' Association (ARA) and property owners of Madison Avenue expressed interest in carrying out the studies required for City Council to consider designating Madison Avenue as a Heritage Conservation District (HCD) under Part V of the Ontario Heritage Act. As a result, City Council authorized an HCD study area for Madison Avenue at its meeting on October 28, Over the past ten years, the Annex Residents' Association in consultation with a Heritage Consultant, Catherine Nasmith, prepared the 'Madison Avenue Heritage Conservation District Study & Plan'. At a Community Consultation meeting held on April 13, 2015 by Councillor Joe Cressy and City Planning staff, the Annex Residents' Association's Madison Avenue Heritage Conservation District Study & Plan' report was presented. A discussion with the community of the study's details and effects was led by City Planning staff at the meeting. The meeting was well attended and there was strong interest in moving forward to the next step of staff preparing a report recommending adoption of the HCD Study & Plan and designation of Madison Avenue as a Heritage Conservation District. This staff report will be presented first to Staff report for action 316 Bloor St West -Preliminary Report 9

10 the Toronto Preservation Board, and if adopted it would proceed to Toronto and East York Community Council. If adopted by Community Council, the report will go to City Council for consideration of designation of Madison Avenue as an HCD under Part V of the Ontario Heritage Act. TOcore On May 13, 2014, Toronto and East York Community Council considered a staff report regarding 'TOcore: Planning Toronto's Downtown', along with a related background document entitled 'Trends and Issues in the Intensification of Downtown'. The reports are available at: 71d60f89RCRD TOcore is looking at how Toronto's Downtown should grow, with both a renewed planning framework and the necessary infrastructure to remain a great place to live, work, learn and play. TOcore is in its initial 'taking stock' phase, which involves an analysis of existing conditions, growth trends and priority issues in the Downtown. The review of this application will be informed by the issues being considered under TOcore. Tree Preservation Two street trees are located along Madison Avenue adjacent to the site. The Landscape Plan prepared by NAK Design Group proposes their replacement by 3 new trees on Madison Avenue and 2 new trees on Bloor Street West. Urban Forestry will review the proposed tree replacement. Reasons for the Application The application proposes a mixed-use building with a height of 138 metres (including mechanical penthouse) and a density of 22.8 times the area of the lot. A Zoning By-law amendment is required as the proposal exceeds the maximum permitted height and density in the Zoning By-laws of 18 metres and 3 times the area of the lot. Through the review of this application, staff may identify additional areas of non-compliance with the Zoning By-laws, such as parking requirements. COMMENTS Application Submission The following reports/studies were submitted with the application: - Architectural Plans, including Landscape Plans and Survey - Sun Shadow Analysis and Building 3D Mass Model - Planning Rationale Report - Draft Zoning By-law Amendments (By-laws and ) - Community Services and Facilities Study Staff report for action 316 Bloor St West -Preliminary Report 10

11 - Tree Preservation Plan - Green Roof Plan - Pedestrian Level Wind Study - Transportation Impact Study - Noise and Vibration Feasibility Study - Toronto Green Standards Checklist - Stage 1 Functional Servicing and Stormwater Management Report - Compact Unit Layout Examples A Notification of Complete Application was issued on March 5, Issues to be Resolved Based on a preliminary review, Planning staff have a number of major concerns with this proposal and do not support the application in its current form. At this time, Planning staff recommend that while the technical review of the application proceed and a community meeting be held, staff undertake a block study of the north side of Bloor Street between St. George Street and Walmer Road to determine appropriate height, massing and other relevant planning objectives for the site. A summary of staff's concerns is provided below. Height, Massing and Density At 22.8 times the area of the lot, the overall density and massing of the proposed development is excessive. This density and this form is clearly not representative of the norm for this area. Staff will assess the proposed 42-storey tower including its base, in terms of height, scale, tower setback, massing, siting, density and overall fit in the Bloor Corridor's Spadina Node and adjacent areas. The tower's siting will be assessed to ensure proper separation from any future towers on adjacent properties. The proposed 5.5 metre tower setback to the west property line and 3.1 to 3.5 metre setback to the north property line are of concern. The Tall Building Guidelines state that if it is not feasible to construct a tower on a site after applying its setbacks and stepbacks, the site may be too small for a tall building. Sites that are too small to accommodate the minimum tower setbacks and stepbacks can result in negative impacts on the quality of the public realm, neighbouring properties, the living and working conditions for the building occupants, and the overall liveability of the City. The Official Plan states that new development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context. Its impact on the neighbouring streets, parks, open spaces and properties will be limited by massing new buildings to frame adjacent streets and open spaces in a way that respects the existing and/or planned street proportion. The proposed massing does not fit its existing or planned context. Staff will study the height and density of the proposed development in terms of its compliance with Site and Area Specific Policy 334 and other considerations set out in the Official Plan and Bloor Corridor Visioning Study: Toronto Urban Design Guidelines. Staff report for action 316 Bloor St West -Preliminary Report 11

12 Planning staff are reviewing the applicant's shadow study to assess the shadow impacts on the adjacent public park, heritage buildings and adjacent mixed use areas. Tall Building Guidelines The site is located on a section of the Bloor Street West that is identified in the Tall Building Guidelines: Vision and Supplementary Design Guidelines (Map 3) as a High Street appropriate for a base and tower combination form of building. A key concern of City Planning staff is the height of the tower and its spacing from adjacent properties. The height range for this area, between Walmer Road and Bedford Road, is 47 to 77 metres as identified on Map 2 of the Guidelines. This would allow for a building of 15 to 25 storeys on this section of Bloor Street West, subject to meeting the performance standards for tall buildings. The 42-storey proposal greatly exceeds the height allowed in the Supplementary Guidelines. The applicant's Planning Rationale report references a section of the Supplementary Design Guidelines that provides for additional height to be considered at the four corners of a subway station, where its contextually appropriate and where impact on heritage properties is respected. In such cases, the Guidelines allow for up to an additional 30 metres or 10 storeys higher than the surrounding existing heights. Planning staff will assess the applicability of this guideline and conduct a detailed review to understand the impact of the proposed building on the adjacent properties. The Downtown Tall Building Guidelines and Supplementary Design Guidelines (Section 1.3) establish three mitigating factors that take precedence over heights assigned to High Streets. The presence of any of these factors overrides the ability to locate a tall building on a particular site if it is deemed to negatively impact any of the following: heritage properties located on or adjacent to the development site; sunlight on parks and open spaces; and, views of prominent and heritage properties, structures and landscapes. Further, Section 3.2 Supplementary Design Guideline #2 calls for locating and designing tall buildings to not cast new net shadows on all parks located within and adjacent to the areas subject to the Supplementary Design Guidelines, between 12 noon and 2:00 pm on September 21 st with the exception of Signature Parks/Open Spaces (e.g. Allan Gardens). Heritage The site was part of a recently completed Heritage Conservation District (HCD) study area as discussed above. The proposed Madison Avenue HCD boundary directly abuts the subject site. Planning staff have concerns with the visual and shadow impact due to the scale of the proposed building tower on both listed heritage buildings on Madison Avenue and the proposed Heritage Conservation District itself. Section 37 Section 37 of the Planning Act allows the City to enter into an agreement with an applicant to grant a height and/or density increase for a particular project that is greater than the zoning by- Staff report for action 316 Bloor St West -Preliminary Report 12

13 law would otherwise permit in return for community benefits. Details of a Section 37 Agreement between the applicant and the City would be considered, in consultation with the Ward Councillor, if a project is ultimately considered to be good planning and recommended for approval. Toronto Green Standard The Toronto Green Standard (TGS) is a tool to implement the broader environmental policies of the Official Plan. The TGS Checklist has been submitted by the applicant and is currently under review by City staff for compliance with the Tier 1 performance measures. Additional Issues Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Barry Brooks, Senior Planner Tel. No. (416) SIGNATURE Gregg Lintern, MCIP RPP Director, Community Planning Toronto and East York District (P:\2015\Cluster B\pln\TEYCC\ doc)vc ATTACHMENTS Attachment 1: Site Plan Attachment 2: South Elevation Attachment 3: East Elevation Attachment 4: North Elevation Attachment 5: West Elevation Attachment 6: Artist Rendering Attachment 7: Zoning Map Attachment 8: Zoning Map Attachment 9: Official Plan Attachment 10: Application Data Sheet Attachment 11: Bloor Corridor/Annex Block Study Map Staff report for action 316 Bloor St West -Preliminary Report 13

14 Attachment 1: Site Plan Staff report for action 316 Bloor St West -Preliminary Report 14

15 Attachment 2: South Elevation Staff report for action 316 Bloor St West -Preliminary Report 15

16 Attachment 3: East Elevation Staff report for action 316 Bloor St West -Preliminary Report 16

17 Attachment 4: North Elevation Staff report for action 316 Bloor St West -Preliminary Report 17

18 Attachment 5: West Elevation Staff report for action 316 Bloor St West -Preliminary Report 18

19 Attachment 6: Artist Rendering Staff report for action 316 Bloor St West -Preliminary Report 19

20 Attachment 7: Zoning (By-law ) Staff report for action 316 Bloor St West -Preliminary Report 20

21 Attachment 8: Zoning (By-law ) Staff report for action 316 Bloor St West -Preliminary Report 21

22 Attachment 9: Official Plan Staff report for action 316 Bloor St West -Preliminary Report 22

23 Attachment 10: Data Sheet Application Type Rezoning Application Number: STE 20 OZ Details Rezoning, Standard Application Date: January 26, 2015 Municipal Address: Location Description: Project Description: 316 BLOOR ST W PLAN M2 PT LOT 4 RP 66R7561 PART 1 **GRID S storey mixed use building with at grade commercial space and 535 apartment units. Applicant: Agent: Architect: Owner: Bousfields Inc. 3 Church St. #200,Toronto PLANNING CONTROLS Peter Smith Bousfields Inc. David Butterworth KIRKOR 20 Martin Ross Ave. Toronto 316 BLOOR WEST TORONTO DEVELOPMENTS LTD Official Plan Designation: Mixed Use Areas Site Specific Provision: Site and Area Policy 334 Zoning: CR 3.0 (c2.0; r2.5) SS2 (x2615) Historical Status: N Height Limit (m): 18 Site Plan Control Area: Y PROJECT INFORMATION Site Area (sq. m): Height: Storeys: 42 Frontage (m): 25.9 Metres: Depth (m): 41.1 Total Ground Floor Area (sq. m): 663 Total Total Residential GFA (sq. m): Parking Spaces: 29 Total Non-Residential GFA (sq. m): Loading Docks 1 Total GFA (sq. m): Lot Coverage Ratio (%): 62.3 Floor Space Index: 22.8 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): Bachelor: 383 Retail GFA (sq. m): Bedroom: 152 Office GFA (sq. m): Bedroom: 0 Industrial GFA (sq. m): Bedroom: 0 Institutional/Other GFA (sq. m): 0 0 Total Units: 535 CONTACT: PLANNER NAME: Barry Brooks, Senior Planner TELEPHONE: (416) Staff report for action 316 Bloor St West -Preliminary Report 23

24 Attachment 11: Bloor Corridor/Annex Block Study Staff report for action 316 Bloor St West -Preliminary Report 24

307 Sherbourne Street - Zoning Amendment Application - Preliminary Report

307 Sherbourne Street - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 307 Sherbourne Street - Zoning Amendment Application - Preliminary Report Date: August 14, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

Church Street and 117 Dundas Street East - Zoning Amendment Application - Preliminary Report

Church Street and 117 Dundas Street East - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 215-229 Church Street and 117 Dundas Street East - Zoning Amendment Application - Preliminary Report Date: February 26, 2015 To: From: Wards: Reference Number: Toronto and

More information

30 Widmer Street and Adelaide Street West - Zoning Amendment Application - Preliminary Report

30 Widmer Street and Adelaide Street West - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 30 Widmer Street and 309-315 Adelaide Street West - Zoning Amendment Application - Preliminary Report Date: January 13, 2015 To: From: Wards: Reference Number: Toronto and

More information

Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report

Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 363-391 Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report Date: May 22, 2015 To: From: Wards: Reference Number: Toronto and East York

More information

20 Edward Street Zoning Amendment Application - Preliminary Report

20 Edward Street Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 20 Edward Street Zoning Amendment Application - Preliminary Report Date: January 20, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

250 Davenport Road - Zoning Amendment Application and Rental Housing Demolition & Conversion - Preliminary Report

250 Davenport Road - Zoning Amendment Application and Rental Housing Demolition & Conversion - Preliminary Report STAFF REPORT ACTION REQUIRED 250 Davenport Road - Zoning Amendment Application and Rental Housing Demolition & Conversion - Preliminary Report Date: October 14, 2015 To: From: Wards: Reference Number:

More information

Richmond Street West Zoning Amendment Application - Preliminary Report

Richmond Street West Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 543-553 Richmond Street West Zoning Amendment Application - Preliminary Report Date: April 24, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 1417, 1421-1425, 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 24, 2015 To: From: Wards: Reference Number:

More information

836 St Clair Ave W - Zoning Amendment Application - Preliminary Report

836 St Clair Ave W - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 836 St Clair Ave W - Zoning Amendment Application - Preliminary Report Date: October 24, 2013 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

10 St Mary Street - Zoning Amendment Application - Preliminary Report

10 St Mary Street - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 10 St Mary Street - Zoning Amendment Application - Preliminary Report Date: May 14, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

Peter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report

Peter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 122-128 Peter Street and 357 Richmond Street West - Zoning Amendment Application - Preliminary Report Date: March 11, 2016 To: From: Wards: Reference Number: Toronto and East

More information

75 The Esplanade - Zoning Amendment Application - Preliminary Report

75 The Esplanade - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 75 The Esplanade - Zoning Amendment Application - Preliminary Report Date: August 14, 2015 To: From: Wards: Reference Number: Toronto and East York District Community Council

More information

Richmond Street West - Zoning Amendment Application - Preliminary Report

Richmond Street West - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 457-457 Richmond Street West - Zoning Amendment Application - Preliminary Report Date: March 10, 2017 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

1970 Victoria Park Avenue and 9 Clintwood Gate Zoning By-law Amendment Application Preliminary Report

1970 Victoria Park Avenue and 9 Clintwood Gate Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 1970 Victoria Park Avenue and 9 Clintwood Gate Zoning By-law Amendment Application Preliminary Report Date: September 23, 2013 To: From: Wards: Reference Number: North York

More information

5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report

5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 5 to 25 Wellesley Street West and 14 to 26 Breadalbane Street - Zoning Amendment Application - Preliminary Report Date: May 16, 2013 To: From: Wards: Reference Number: Toronto

More information

Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 625-627 Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: April 15, 2016 To: From: Wards:

More information

50 Wellesley Street East - Official Plan Amendment & Zoning Amendment Applications - Preliminary Report

50 Wellesley Street East - Official Plan Amendment & Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 50 Wellesley Street East - Official Plan Amendment & Zoning Amendment Applications - Preliminary Report Date: July 18, 2014 To: From: Wards: Reference Number: Toronto and East

More information

66 Isabella Street Rezoning Application - Preliminary Report

66 Isabella Street Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 66 Isabella Street Rezoning Application - Preliminary Report Date: November 15, 2010 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community

More information

Hazelton Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

Hazelton Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 126-128 Hazelton Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 11, 2015 To: From: Wards: Reference Number: Toronto and

More information

200 St. Clair Ave W - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

200 St. Clair Ave W - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 200 St. Clair Ave W - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 15, 2014 To: From: Wards: Reference Number: Toronto and

More information

230 Oak Street- Official Plan Amendment and Zoning Bylaw Amendment Applications - Preliminary Report

230 Oak Street- Official Plan Amendment and Zoning Bylaw Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 230 Oak Street- Official Plan Amendment and Zoning Bylaw Amendment Applications - Preliminary Report Date: February 6, 2014 To: From: Wards: Reference Number: Toronto and East

More information

Richmond Street West - Zoning Amendment Application - Preliminary Report

Richmond Street West - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 842-856 Richmond Street West - Zoning Amendment Application - Preliminary Report Date: September 15, 2011 To: From: Wards: Reference Number: Toronto and East York Community

More information

150 Eglinton Avenue East - Zoning Amendment Application - Preliminary Report

150 Eglinton Avenue East - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 150 Eglinton Avenue East - Zoning Amendment Application - Preliminary Report Date: May 15, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

234 Simcoe Street and 121 St. Patrick Street - Zoning Amendment Application - Preliminary Report

234 Simcoe Street and 121 St. Patrick Street - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 234 Simcoe Street and 121 St. Patrick Street - Zoning Amendment Application - Preliminary Report Date: October 23, 2015 To: From: Wards: Reference Number: Toronto and East

More information

6040 Bathurst Street and 5 Fisherville Road Zoning Bylaw Amendment Application Preliminary Report

6040 Bathurst Street and 5 Fisherville Road Zoning Bylaw Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 6040 Bathurst Street and 5 Fisherville Road Zoning Bylaw Amendment Application Preliminary Report Date: January 24, 2017 To: From: Wards: Reference Number: North York Community

More information

5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: September 15, 2016 To: From: Wards: Reference Number: Toronto

More information

12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report

12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report Date: July 17, 2014 To: From: Wards: Reference Number: North

More information

166 Clinton Street Zoning Amendment Application Preliminary Report

166 Clinton Street Zoning Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 166 Clinton Street Zoning Amendment Application Preliminary Report Date: May 4, 2011 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community

More information

25 Leonard Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

25 Leonard Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 25 Leonard Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 8, 2017 To: From: Wards: Reference Number: Toronto and East York

More information

40-58 Widmer Street - Zoning Amendment Application - Preliminary Report

40-58 Widmer Street - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 40-58 Widmer Street - Zoning Amendment Application - Preliminary Report Date: April 19, 2013 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

Keele Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report

Keele Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 406-410 Keele Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report Date: September 20, 2017 To: From: Wards: Reference Number: Etobicoke York

More information

250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report

250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report Date: May 28, 2013 To: From: Wards: Reference

More information

50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report

50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 16, 2016 To: From: Wards: Reference Number: North York

More information

3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report

3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference

More information

377 Spadina Rd and 17 Montclair Ave - Zoning Amendment Application - Preliminary Report

377 Spadina Rd and 17 Montclair Ave - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 377 Spadina Rd and 17 Montclair Ave - Zoning Amendment Application - Preliminary Report Date: May 15, 2015 To: From: Wards: Reference Number: Toronto and East York Community

More information

Director, Community Planning, Etobicoke York District

Director, Community Planning, Etobicoke York District STAFF REPORT ACTION REQUIRED 3555 Don Mills Road Zoning By-law Amendment Application Preliminary Report Date: May 22, 2012 To: From: Wards: Reference Number: North York Community Council Director, Community

More information

Islington Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report

Islington Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 3002-3014 Islington Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report Date: Febuary 2, 2016 To: From: Wards: Reference Number: Etobicoke York

More information

178R Ossington Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report

178R Ossington Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 178R Ossington Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report Date: August 6, 2015 To: From: Wards: Reference Number: Toronto and East York

More information

3 and 5 Southvale Dr - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

3 and 5 Southvale Dr - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 3 and 5 Southvale Dr - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: August 20, 2015 To: From: Wards: Reference Number: North York Community

More information

45 & 77 Dunfield Avenue - Zoning Amendment Application - Preliminary Report

45 & 77 Dunfield Avenue - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 45 & 77 Dunfield Avenue - Zoning Amendment Application - Preliminary Report Date: January 22, 2014 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report

111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 17, 2015 To: From: Wards: Reference Number: North York Community

More information

50 and 52 Neptune Drive Rezoning Preliminary Report

50 and 52 Neptune Drive Rezoning Preliminary Report STAFF REPORT ACTION REQUIRED 50 and 52 Neptune Drive Rezoning Preliminary Report Date: February 11, 2010 To: From: Wards: Reference Number: North York Community Council Director, Community Planning, North

More information

2306 St. Clair Avenue West Zoning By-law Amendment Application - Preliminary Report

2306 St. Clair Avenue West Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 2306 St. Clair Avenue West Zoning By-law Amendment Application - Preliminary Report Date: August 10, 2017 To: From: Wards: Reference Number: Etobicoke York Community Council

More information

666 Spadina Ave - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

666 Spadina Ave - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 666 Spadina Ave - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: October 25, 2016 To: From: Wards: Reference Number: Toronto and East

More information

1061 The Queensway - Official Plan and Zoning By-law Amendment Applications - Preliminary Report

1061 The Queensway - Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 1061 The Queensway - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: January 28, 2015 To: From: Wards: Reference Number: Etobicoke York Community

More information

111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report

111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report STAFF REPORT ACTION REQUIRED 111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report Date: May 27, 2013 To:

More information

3636 Bathurst Street Zoning By-law Amendment Application - Preliminary Report

3636 Bathurst Street Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 3636 Bathurst Street Zoning By-law Amendment Application - Preliminary Report Date: February 29, 2012 To: From: Wards: Reference Number: North York Community Council Director,

More information

25 St. Dennis Drive - Zoning By-law Amendment Application - Preliminary Report

25 St. Dennis Drive - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 25 St. Dennis Drive - Zoning By-law Amendment Application - Preliminary Report Date: February 4, 2016 To: From: Wards: Reference Number: North York Community Council Director,

More information

STAFF REPORT. March 14, Toronto and East York Community Council. Director, Community Planning, South District

STAFF REPORT. March 14, Toronto and East York Community Council. Director, Community Planning, South District STAFF REPORT March 14, 2005 To: From: Subject: Toronto and East York Community Council Director, Community Planning, South District Preliminary Report Official Plan Amendment and Rezoning Application 05

More information

1 Valhalla Inn Road - Zoning Amendment - Preliminary Report

1 Valhalla Inn Road - Zoning Amendment - Preliminary Report STAFF REPORT ACTION REQUIRED 1 Valhalla Inn Road - Zoning Amendment - Preliminary Report Date: March 9, 2007 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning,

More information

355 King St W and 119 Blue Jays Way - OPA & Rezoning Applications - Preliminary Report

355 King St W and 119 Blue Jays Way - OPA & Rezoning Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 355 King St W and 119 Blue Jays Way - OPA & Rezoning Applications - Preliminary Report Date: May 27, 2008 To: From: Wards: Reference Number: Toronto and East York Community

More information

1-25 Defries Street- Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

1-25 Defries Street- Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 1-25 Defries Street- Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 12, 2014 To: From: Wards: Reference Number: Toronto and East

More information

507, 509 and 511 Kingston Road - Official Plan and Zoning By-law Amendment Applications - Preliminary Report

507, 509 and 511 Kingston Road - Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 507, 509 and 511 Kingston Road - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: March 9, 2017 To: From: Wards: Reference Number: Toronto

More information

Weston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report

Weston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 3415-3499 Weston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report Date: March 8, 2016 To:

More information

44 Jackes Avenue and 33 Rosehill Avenue - Zoning Amendment Application - Preliminary Report

44 Jackes Avenue and 33 Rosehill Avenue - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 44 Jackes Avenue and 33 Rosehill Avenue - Zoning Amendment Application - Preliminary Report Date: March 16, 2017 To: From: Wards: Reference Number: Toronto and East York Community

More information

412 Church Street Zoning Amendment Application - Request for Direction Report

412 Church Street Zoning Amendment Application - Request for Direction Report STAFF REPORT ACTION REQUIRED 412 Church Street Zoning Amendment Application - Request for Direction Report Date: March 25, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

4650 Eglinton Avenue West - Zoning By-law Amendment Application - Preliminary Report

4650 Eglinton Avenue West - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 4650 Eglinton Avenue West - Zoning By-law Amendment Application - Preliminary Report Date: August 14, 2015 To: From: Wards: Reference Number: Etobicoke York Community Council

More information

Galloway Road and 4097 Lawrence Avenue East - Zoning Amendment Application - Preliminary Report

Galloway Road and 4097 Lawrence Avenue East - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 197-201 Galloway Road and 4097 Lawrence Avenue East - Zoning Amendment Application - Preliminary Report Date: November 29, 2013 To: From: Wards: Reference Number: Scarborough

More information

Director, Community Planning, Etobicoke York District WET 13 OZ and WET 13 RH

Director, Community Planning, Etobicoke York District WET 13 OZ and WET 13 RH STAFF REPORT ACTION REQUIRED 35, 41-63, 65 and 95 High Park Avenue and 66 and 102-116 Pacific Avenue - Official Plan and Zoning By-law Amendment and Rental Housing Demolition Applications - Preliminary

More information

39 Thora Avenue Zoning Amendment Application Preliminary Report

39 Thora Avenue Zoning Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 39 Thora Avenue Zoning Amendment Application Preliminary Report Date: January 28, 2014 To: From: Wards: Reference Number: Scarborough Community Council Director, Community

More information

Official Plan & Zoning By-law Amendment Application Preliminary Report

Official Plan & Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West Official Plan & Zoning By-law Amendment Application Preliminary Report Date: January 13, 2010 To: From: Wards: Reference Number: North York Community

More information

111 Pacific Avenue, 255 Glenlake Avenue and 66 Oakmount Road- Zoning By-law Amendment Application Preliminary Report

111 Pacific Avenue, 255 Glenlake Avenue and 66 Oakmount Road- Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 111 Pacific Avenue, 255 Glenlake Avenue and 66 Oakmount Road- Zoning By-law Amendment Application Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number:

More information

14 Strachan Ave and East Liberty St - Rezoning Application - Preliminary Report

14 Strachan Ave and East Liberty St - Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 14 Strachan Ave and 39-51 East Liberty St - Rezoning Application - Preliminary Report Date: August 19, 2009 To: From: Wards: Reference Number: Toronto and East York Community

More information

17-23 Clairtrell Road and 391 Spring Garden Avenue - OPA & Rezoning, Site Plan - Preliminary Report

17-23 Clairtrell Road and 391 Spring Garden Avenue - OPA & Rezoning, Site Plan - Preliminary Report STAFF REPORT ACTION REQUIRED 17-23 Clairtrell Road and 391 Spring Garden Avenue - OPA & Rezoning, Site Plan - Preliminary Report Date: April 10, 2008 To: From: Wards: Reference Number: North York Community

More information

250 Lawrence Avenue West - Official Plan and Zoning By-law Amendment Applications Preliminary Report

250 Lawrence Avenue West - Official Plan and Zoning By-law Amendment Applications Preliminary Report STAFF REPORT ACTION REQUIRED 250 Lawrence Avenue West - Official Plan and Zoning By-law Amendment Applications Preliminary Report Date: April 22, 2015 To: From: Wards: Reference Number: North York Community

More information

Director, Community Planning, North York District NNY 10 OZ and NNY 10 RH

Director, Community Planning, North York District NNY 10 OZ and NNY 10 RH STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West - Official Plan Amendment and Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report Date: April

More information

14 Duncan Street, 180, 184 & 188 Pearl Street Zoning Amendment Application Preliminary Report

14 Duncan Street, 180, 184 & 188 Pearl Street Zoning Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 14 Duncan Street, 180, 184 & 188 Pearl Street Zoning Amendment Application Preliminary Report Date: October 26, 2017 To: From: Wards: Reference Number: Toronto and East York

More information

Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report

Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 6480-6484 Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: April 19, 2016 To: From: Wards: Reference Number: Scarborough

More information

1695 and Weston Road and 10 Victoria Avenue East Zoning By-law Amendment Application - Preliminary Report

1695 and Weston Road and 10 Victoria Avenue East Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 1695 and 1705-1707 Weston Road and 10 Victoria Avenue East Zoning By-law Amendment Application - Preliminary Report Date: March 13, 2018 To: From: Wards: Reference Number:

More information

470, 490 and 530 Wilson Avenue - Zoning Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report

470, 490 and 530 Wilson Avenue - Zoning Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 470, 490 and 530 Wilson Avenue - Zoning Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report Date: January 31, 2017 To: From: Wards: Reference

More information

32-50 Forest Manor Road - Official Plan and Zoning Amendment Application - Preliminary Report

32-50 Forest Manor Road - Official Plan and Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 32-50 Forest Manor Road - Official Plan and Zoning Amendment Application - Preliminary Report Date: December 15, 2016 To: From: Wards: Reference Number: North York Community

More information

1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report

1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number: North York Community Council Director,

More information

Yonge Street, 5-9 St. Joseph Street and 11-19, 25 St. Nicholas Street Rezoning Application - Preliminary Report

Yonge Street, 5-9 St. Joseph Street and 11-19, 25 St. Nicholas Street Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 606-618 Yonge Street, 5-9 St. Joseph Street and 11-19, 25 St. Nicholas Street Rezoning Application - Preliminary Report Date: December 11, 2008 To: From: Wards: Reference Number:

More information

41 Garfella Drive Rezoning Application - Preliminary Report

41 Garfella Drive Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 41 Garfella Drive Rezoning Application - Preliminary Report Date: March 30, 2011 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning,

More information

740 and 750 York Mills Road and 17 Farmstead Road Zoning By-law Amendment Application Preliminary Report

740 and 750 York Mills Road and 17 Farmstead Road Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 740 and 750 York Mills Road and 17 Farmstead Road Zoning By-law Amendment Application Preliminary Report Date: September 20, 2013 To: From: Wards: Reference Number: North York

More information

75 Broadway Avenue - Zoning Amendment and Rental Housing Demolition Applications - Preliminary Report

75 Broadway Avenue - Zoning Amendment and Rental Housing Demolition Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 75 Broadway Avenue - Zoning Amendment and Rental Housing Demolition Applications - Preliminary Report Date: September 19, 2017 To: From: Wards: Reference Number: Toronto and

More information

144 and 150 Berry Road - Zoning By-law Amendment Application - Preliminary Report

144 and 150 Berry Road - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 144 and 150 Berry Road - Zoning By-law Amendment Application - Preliminary Report Date: December 16, 2014 To: From: Wards: Reference Number: Etobicoke York Community Council

More information

21 Old Mill Road - Official Plan and Zoning Amendment Applications - Preliminary Report

21 Old Mill Road - Official Plan and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 21 Old Mill Road - Official Plan and Zoning Amendment Applications - Preliminary Report Date: January 30, 2007 To: From: Wards: Reference Number: Etobicoke York Community Council

More information

Bloor Street West, 6-14 Oakmount Road and 35 and 37 Pacific Avenue Official Plan Amendment and Rezoning Applications - Preliminary Report

Bloor Street West, 6-14 Oakmount Road and 35 and 37 Pacific Avenue Official Plan Amendment and Rezoning Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 1844-1854 Bloor Street West, 6-14 Oakmount Road and 35 and 37 Pacific Avenue Official Plan Amendment and Rezoning Applications - Preliminary Report Date: February 23, 2011

More information

99 Blue Jays Way - Rezoning Application - Preliminary Report

99 Blue Jays Way - Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 99 Blue Jays Way - Rezoning Application - Preliminary Report Date: May 25, 2009 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community

More information

Toronto and East York Community Council. Director, Community Planning, Toronto and East York District

Toronto and East York Community Council. Director, Community Planning, Toronto and East York District STAFF REPORT ACTION REQUIRED 1481, 1491, 1501 Yonge Street, 25 & 27 Heath Street East and 30 Alvin Avenue Official Plan and Zoning Amendment Application 06 199698 STE 22 OZ Preliminary Report Date: March

More information

1 Blue Goose Street - Zoning By-law Amendment Application - Preliminary Report

1 Blue Goose Street - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 1 Blue Goose Street - Zoning By-law Amendment Application - Preliminary Report Date: January 31, 2017 To: From: Ward: Reference Number: Etobicoke York Community Council Director,

More information

1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report

1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report Date: October 24, 2013 To: From: Wards: Reference Number: Scarborough Community Council

More information

2 Holiday Drive - Zoning Application - Preliminary Report

2 Holiday Drive - Zoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 2 Holiday Drive - Zoning Application - Preliminary Report Date: June 12, 2007 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning,

More information

100 Wellesley Street East - Zoning By-law Amendment and Rental Housing Demolition & Conversion Applications - Preliminary Report

100 Wellesley Street East - Zoning By-law Amendment and Rental Housing Demolition & Conversion Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 100 Wellesley Street East - Zoning By-law Amendment and Rental Housing Demolition & Conversion Applications - Preliminary Report Date: October 27, 2017 To: From: Wards: Reference

More information

3445 Sheppard Avenue East - Zoning Amendment Application - Preliminary Report

3445 Sheppard Avenue East - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 3445 Sheppard Avenue East - Zoning Amendment Application - Preliminary Report Date: August 14, 2013 To: From: Wards: Reference Number: Scarborough Community Council Director,

More information

Church Street and Gloucester Street - Rezoning Application - Preliminary Report

Church Street and Gloucester Street - Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED - Rezoning Application - Preliminary Report Date: May 25, 2010 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto

More information

3005 Bloor Street West and 14 Humbervale Boulevard - Official Plan and Zoning Amendment Applications - Preliminary Report

3005 Bloor Street West and 14 Humbervale Boulevard - Official Plan and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 3005 Bloor Street West and 14 Humbervale Boulevard - Official Plan and Zoning Amendment Applications - Preliminary Report Date: March 10, 2018 To: From: Wards: Reference Number:

More information

Director, Community Planning, North York District NNY 23 OZ Related File Nos NNY 23 OZ and NNY 23 SA

Director, Community Planning, North York District NNY 23 OZ Related File Nos NNY 23 OZ and NNY 23 SA STAFF REPORT ACTION REQUIRED 75 Canterbury Place Official Plan Amendment Application and Revised Zoning By-law Amendment Preliminary Report Date: December 15, 2014 To: From: Wards: Reference Number: North

More information

Consumers Road Zoning By-law Amendment Application Preliminary Report

Consumers Road Zoning By-law Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 243-255 Consumers Road Zoning By-law Amendment Application Preliminary Report Date: December 12, 2014 To: From: Wards: Reference Number: North York Community Council Director,

More information

Director, Community Planning, North York District NNY 23 OZ and NNY 23 RH

Director, Community Planning, North York District NNY 23 OZ and NNY 23 RH STAFF REPORT ACTION REQUIRED 2 & 50 Sheppard Avenue East 4841 to 4881 Yonge Street and 2 to 6 Forest Laneway Official Plan Amendment, Zoning By-law Amendment and Rental Housing Demolition Applications

More information

71-73 Saulter Street Common Elements Condominium Application Final Report

71-73 Saulter Street Common Elements Condominium Application Final Report STAFF REPORT ACTION REQUIRED 71-73 Saulter Street Common Elements Condominium Application Final Report Date: December 4, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

27-37 Yorkville Ave and 50 Cumberland St Zoning Amendment Application - Preliminary Report

27-37 Yorkville Ave and 50 Cumberland St Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 27-37 Yorkville Ave and 50 Cumberland St Zoning Amendment Application - Preliminary Report Date: August 10, 2012 To: From: Wards: Reference Number: Toronto and East York Community

More information

King Street West, 503 and 505 Adelaide Street West and 1 and 11 Adelaide Place - Zoning Amendment Application - Preliminary Report

King Street West, 503 and 505 Adelaide Street West and 1 and 11 Adelaide Place - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 602 622 King Street West, 503 and 505 Adelaide Street West and 1 and 11 Adelaide Place - Zoning Amendment Application - Preliminary Report Date: October 22, 2013 To: From:

More information

Acting Director, Community Planning, Toronto and East York District

Acting Director, Community Planning, Toronto and East York District STAFF REPORT ACTION REQUIRED 620 Avenue Road, 215 & 217 Lonsdale Road OPA & Rezoning Application Preliminary Report Date: March 13, 2008 To: From: Wards: Reference Number: Toronto and East York Community

More information

Director, Community Planning, Scarborough District ESC 44 OZ & ESC 44 SB

Director, Community Planning, Scarborough District ESC 44 OZ & ESC 44 SB STAFF REPORT ACTION REQUIRED 6175, 6183 Kingston Road and 1, 2, 4, 5, 7,10 & 11 Franklin Avenue - Official Plan Amendment, Zoning Amendment and Draft Plan of Subdivision Applications Preliminary Report

More information

5220 to 5254 Yonge Street - OPA & Rezoning Application - Preliminary Report

5220 to 5254 Yonge Street - OPA & Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 5220 to 5254 Yonge Street - OPA & Rezoning Application - Preliminary Report Date: October 19, 2009 To: From: Wards: Reference Number: North York Community Council Director,

More information

4121 Kingston Road Zoning Amendment Application - Preliminary Report

4121 Kingston Road Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 4121 Kingston Road Zoning Amendment Application - Preliminary Report Date: August 15, 2012 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,

More information

Adelaide Street West - Zoning Amendment and Site Plan Amendment Applications - Request for Direction Report

Adelaide Street West - Zoning Amendment and Site Plan Amendment Applications - Request for Direction Report STAFF REPORT ACTION REQUIRED 426-444 Adelaide Street West - Zoning Amendment and Site Plan Amendment Applications - Request for Direction Report Date: April 2, 2013 To: From: Wards: Reference Number: Toronto

More information

Richmond Street West - Zoning Amendment Application - Request for Direction Report

Richmond Street West - Zoning Amendment Application - Request for Direction Report STAFF REPORT ACTION REQUIRED 452 458 Richmond Street West - Zoning Amendment Application - Request for Direction Report Date: May 25, 2016 To: From: Wards: Reference Number: Toronto and East York Community

More information