North York District

3100 Keele St - Zoning By-law Amendment Application

 

What's New

An Ontario Municipal Board hearing was held on August 18, 2015, the decision from that hearing can be found here.

A revised Planning Justification Report has been submitted and can be viewed by clicking on the links below or under Drawings and Reports:

 

A community consultation meeting was held on Wednesday March 19th, 2014 at Downsview Public Library, 2793 Keele Street.

preliminary report on the application was before North York Community Council for it's consideration on January 15th, 2014.

Application Overview

The proposal is for a 19-storey, 59.1 metre high, mixed use building with 380 square metres of commercial space at grade and residential above.  Also proposed are three four-storey stacked townhouse blocks located behind the tower.  Access to the site would be taken from the flanking street, Maryport Avenue, and 489 parking spaces would be located in two levels underground.  A total of 319 bicycle parking spaces are proposed consisting of 289 occupant spaces and 30 visitor spaces.  One loading space is proposed.  The proposed density is 4.0.  Pedestrian access for the apartment building would be taken from Keele Street.  A total of 656 square metres of indoor amenity space and 2,863 square metres of outdoor amenity space is proposed.  The boulevards on Keele Street and Maryport Avenue range in width from 4.9 metres to 15 metres and 4.8 metres to 6 metres, respectively.

Additional site statistics can be found on the application data sheet on page 13 of the preliminary report.

Drawings and Reports

The following drawings and reports were submitted by the applicant for review by the City:

Process

For information on rezoning applications and the process that City Planning staff use to review rezoning applications, view Building Toronto Together: A Development Guide. Further information can also be found on the City Planning Division.

Planning Context

Zoning

The site is currently zoned Residential Detached (RD) in the city wide Zoning By-law No. 569-2013.  The RD zone permits only detached houses.  An exception on the site permits fraternal and charitable organizations.  Additionally, Schedule “D” Airport Hazard Map from the former City of North York Zoning By-law No. 7625 applies to this site.  Schedule “D” permits a maximum building height of 15.24 metres.

Official Plan

The Official Plan designates the majority of the site as Apartment Neighbourhoods.  Apartment Neighbourhoods  are made up of apartment buildings and parks, local institutions, cultural and recreational facilities and small-scale retail, service and office uses that serve the needs of area residents.  All land uses provided for in the Neighbourhoods designation are also permitted in Apartment Neighbourhoods. 

This portion of Keele Street is an Avenue as set out on Map 2.  Avenues are where reurbanization is expected and encouraged to occur to generate new housing and job opportunities while improving the look of the street, shopping opportunities, transit and the pedestrian environment.  The Official Plan acknowledges that significant growth is generally not intended within developed Apartment Neighbourhoods. However, there are opportunities for public realm improvements and there may be opportunities for compatible infill on sites that are underutilized and have sufficient space to accommodate new buildings fronting Avenues.  Sites on Avenues that are designated as Apartment Neighbourhoods must comply with the Development Criteria in Apartment Neighbourhoods contained in the Official Plan. If sites/proposals are compliant with these policies new mid-rise buildings should refer to the Avenues and Mid-rise Building Study Performance Standards.

The south-west corner of the site is designated as Natural Areas and is subject to the provisions of Toronto and Region Conservation Authority (TRCA) and the Ravine and Natural Feature Protection By-law.  Natural Areas will be maintained primarily in a natural state, while allowing for compatible recreational, cultural and educational uses and facilities that minimize adverse impacts.

Community Consultation

A community consultation meeting was held on Wednesday March 19th, 2014 at Downsview Public Library, 2793 Keele Street.

Reports

A preliminary report on the application was before North York Community Council for it's consideration on January 15, 2014. The report recommended that City Planning staff study conduct a community consultation meeting within 120m of the proposed development site and that the notice area be extended to include all landowners and residents on Appletree Court, all of Diana Drive, all of Maryport Avenue, and all landowners and residents on Sunfield Road to Wycombe Road and all of Wycombe Road; and that the applicant pay the City for the costs associated with extending the notice area.