On August 12, 2016 the City received revised applications to amend the Official Plan and Zoning By-law to permit a 7 storey residential building containing 67 dwelling units and 75 parking spaces in two levels of underground parking at 3 and 5 Southvale Drive. A total residential gross floor area of 5,805 square metres is proposed, resulting in a density of 2.87 FSI (Floor Space Index). A maximum building height of 22.5 metres (28.0 metres including the mechanical penthouse) is proposed.
The initial applications were submitted on May 1, 2015 to amend the Official Plan and Zoning By-law to permit an 8 storey residential building containing 98 dwelling units and, 97 parking spaces in two levels of underground parking at 3 and 5 Southvale Drive. A total residential gross floor area of 8,360 square metres and an overall Floor Space Index of 4.12 was proposed. A maximum building height of 28.0 metres (33.5 metres including the mechanical penthouse) was proposed.
The Planning Context as it relates to the Official Plan and the Zoning By-law.
The subject property is designated as Neighbourhoods in the Toronto Official Plan Neighbourhoods are areas where there are residential uses in lower scale buildings such as detached houses, semi-detached houses, duplexes, triplexes, townhouses, and walk-up apartments, no higher than 4 storeys. Small-scale retail, service and office uses are also permitted. Neighbourhoods Policy No. 5.0 notes that development “will respect and reinforce the existing physical character of the neighbourhood,” including, amongst other matters, “prevailing building type(s); and heights, massing, scale and dwelling type of nearby residential properties”. Neighbourhoods Policy No. 5.0 further notes that “no changes will be made ….that are out of keeping with the physical character of the neighbourhood…” and that “the prevailing building type will be the predominant form of development in the neighbourhood”.
The applicant has applied to amend the Official Plan to redesignate the site as Apartment Neighbourhoods. This land use designation provides for a greater scale of buildings. Development in Apartment Neighbourhoods will:
- locate and mass new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of the Official Plan, through means such as providing setbacks from, and/or a stepping down of heights towards, lower-scale Neighbourhoods;
- locate and mass new buildings so as to adequately limit shadow impacts on properties in adjacent lower-scale Neighbourhoods, particularly during the spring and fall equinoxes; and
- locate and mass new buildings to frame the edge of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces.
Development within Apartment Neighbourhoods is intended to provide sufficient off-street motor vehicle and bicycle parking for residents and visitors; locate and screen service areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; provide indoor and outdoor recreation space for building residents; and provide ground floor uses that enhance the safety, amenity and animation of adjacent streets and open spaces.
The Built Form policies of the Official Plan specify that new development be located and organized to fit with its context, and be massed to limit impacts on neighbouring streets, parks, open spaces, and properties by creating appropriate transitions in scale to neighbouring buildings, providing for adequate light and privacy, and limiting shadowing and uncomfortable wind conditions. Taller buildings are to be located to ensure adequate access to sky view. Every significant new multi-unit residential development will provide indoor and outdoor amenity space for residents of the new development and each resident will have access to outdoor amenity spaces such as balconies, terraces, courtyards, rooftop gardens and other types of outdoor spaces.
Policy 3.1.2 (2) requires that new development locate and organize parking, servicing and access to minimize their impact on the property and surrounding properties by, among other things:
- Consolidating and minimizing the width of driveways and curb cuts across the public sidewalk;
- Integrating services and utility functions within buildings where possible, and
- Providing underground parking where appropriate.
Policy No. 3.1.2. (6) requires every significant new multi unit residential development to provide indoor and outdoor amenity space for residents of the new development. Each resident of such development will have access to outdoor amenity spaces such as balconies, terraces, courtyards, rooftop gardens and other types of outdoor spaces.
The Housing policies of the Official Plan support a full range of housing in terms of form, tenure and affordability, across the City and within neighbourhoods. New housing supply will be encouraged through intensification and infill that is consistent with the Official Plan.
The Community Services and Facilities policies of the Official Plan state that strategies for providing new social infrastructure or improving existing community service facilities will be developed for areas that are inadequately serviced or experiencing major growth or change, and will be informed through the preparation of a community services strategy. The community services strategy will include a demographic profile of area residents, an inventory of existing services, identification of existing capacity and service gaps; identification of local priorities, a recommended range of services and co-location opportunities, and identification of funding strategies. The inclusion of community service facilities are encouraged in all significant private sector development.
The Toronto Official Plan is available on the City's Website at:
The site has been excluded from the new comprehensive Zoning By-law 569-2013, and continues to be covered by the former Borough of East York (Town of Leaside) Zoning By-law No. 1916, as amended.
Under By-law 1916, the site is zoned 'O' – Open Space (Parks). The zoning category permits all recreational uses such as a playfield, a playground, an athletic field, a community hall, an open or closed swimming pool, a botanical garden, a golf course, a skating rink, a bowling green, tennis courts and similar uses, a parking lot, and a municipally owned arena, curling rink or library.
Exception 9.1 (a) permits a broad range of non-residential and non-recreational uses including light upholstering, offices, showroom facilities, inside storage, light assembling, photographic processing, advertising display and an establishment preparing food for delivery to catered functions held off the premises.
October 12, 2016 Resubmission Drawings: