On February 6, 2015 the City received an application to rezone the site to permit two 4-storey stacked townhouse blocks comprised of 80 residential units with a residential gross floor area of 8,604 square metres. Parking is proposed within a one level shared underground garage providing a total of 85 parking spaces, which includes 8 parking spaces dedicated for visitors. Driveway access is located at the west end of the site.
On June 25, 2015 the City received an application for Official Plan amendment for 200-214 Keewatin Avenue. This Official Plan Amendment application is in support of and in addition to the related Zoning By-law amendment application submitted to the City in February 2015.
The Planning Context as it relates to the Official Plan and the Zoning By-law.
The subject site is designated Neighbourhoods on Map 16, Land Use Plan. Neighbourhoods are considered physically stable areas made up of residential uses in lower scale buildings such as detached houses, semi-detached houses, duplexes, triplexes and townhouses, as well as interspersed walk-up apartments that are no higher than four storeys. Parks, low scale institutions, home occupations, cultural and recreational facilities and small-scale retail, service and office uses are also provided for in Neighbourhoods.
Neighbourhoods Official Plan policies in Chapter 4.1, including policy 4.1.5 provides that development in established Neighbourhoods will respect and reinforce the existing physical character of the neighbourhoods, including in particular:
a) patterns of streets, blocks and lanes, parks and public building sites;
b) size and configuration of lots;
c) heights, massing, scale and dwelling type of nearby residential properties;
d) prevailing building type(s);
e) setbacks of buildings from the street or streets;
f) prevailing patterns of rear and side yard setbacks and landscaped open space;
g) continuation of special landscape or built-form features that contribute to the unique physical character of the neighbourhood; and
h) conservation of heritage buildings, structures and landscapes.
No changes will be made through rezoning, minor variance, consent or other public action that are out of keeping with the physical character of the neighbourhood.
The prevailing building type will be the predominant form of development in the neighbourhood. Some Neighbourhoods will have more than one prevailing building type. In such cases, a prevailing building type in one neighbourhood will not be considered when determining the prevailing building type in another neighbourhood.
Where a more intense form of development than the prevailing building type has been approved on a major street in a Neighbourhood, it will not be considered when reviewing prevailing building type(s) in the assessment of development proposals in the interior of the Neighbourhood.
Zoning by-laws will contain numerical site standards for matters such as building type and height, density, lot sizes, lot depths, lot frontages, parking, building setbacks from lot lines, landscaped open space and any other performance standards to ensure that new development will be compatible with the physical character of established Neighbourhoods.
The subject lands are located within the Yonge-Eglinton Secondary Plan area. The subject lands are not located within the Yonge-Eglinton Centre growth area. The Yonge-Eglinton Centre boundary runs parallel to and south of Keewatin Avenue between Erskine Avenue and Keewatin Avenue. Only a portion of the lots fronting on to Erskine Avenue and backing on to Keewatin Avenue are within the Centre.
It is a primary objective to maintain and reinforce the stability of Neighbourhoods and to minimize conflicts among uses in Mixed Use Areas, Neighbourhoods, Apartment Neighbourhoods and Parks and Open Spaces in terms of land use, scale and vehicular movement.
In order to ensure that the form of buildings promotes a compatible physical and land use relationship between development within the various land use designations and between sites in abutting land use designations, and that all new buildings within the Yonge-Eglinton Secondary Plan area form a positive visual relationship to the street, it is an objective of the Secondary Plan to: maintain the existing scale of developments within the stable Neighbourhoods and protect such areas from overshadowing from buildings located in abutting Mixed Use Areas and Apartment Neighbourhoods.
General policies require that residential areas contain a full range of housing forms and tenure suitable for family and other households. A primary objective of the Secondary Plan is to maintain and encourage a full range of housing forms and tenure suitable for family and other households in a manner that is contextually appropriate and compatible with existing residential uses and residential built form.
The Toronto Official Plan is available on the City’s website. Click here.
Midtown in Focus
As part of the Midtown in Focus – Parks, Open Space and Streetscape Plan for the Yonge-Eglinton Area, Keewatin Avenue between Yonge Street and Mount Pleasant Road was identified as part of the "Midtown Greenways". With a noted scarcity of public park space in Midtown, a series of key streets within the study area will maintain and enhance Midtown's existing park-like characteristics as Greenways. The Midtown Greenways build upon their natural green setting and the legacy of the tower-in-the-park frontages by maintaining generous setbacks and using these to enhance their landscaped character while making these streets more conducive to pedestrian and cyclist movement.
The tree canopy on public boulevards combined with landscaped front yard setbacks will provide the most visible impact in shaping the experience of the Midtown Greenways. Widened sidewalks on all Greenways streets will enhance pedestrian movement, while allowing generous space for planting. The proposal will be reviewed based on the public realm vision identified in the Midtown in Focus Streetscape Plan for the Yonge and Eglinton area.
The Midtown in Focus staff report is available here.
The subject lands are within a Residential District and zoned R1S within the former City of Toronto Zoning By-law 438-86. The R1S zone permits residential uses in low rise dwelling types such as detached houses, duplexes, semi-detached duplexes, and semi-detached houses. The maximum density permitted is 0.6 times the area of the lot and the maximum height permitted is 9 metres. Detached and duplex houses require a minimum frontage of 9.1 metres. There are a number of exceptions that apply to this area such as: allowing townhouses with not more than 3 units; permitting a detached house with 3 or more dwelling units with certain qualifications such as, the external appearance of the house in not materially altered; and recognizing existing triplexes, semi-detached triplexes, converted houses, townhouses and apartments in the area.
The subject lands are also zoned R (f9.0; u2; d0.6) (x954) within City of Toronto Zoning By-law 569-2013. The R zone permits a variety of residential building types that includes: detached house, semi-detached house; townhouse; duplex; triplex; fourplex and apartment buildings. However, the lands are also subject to site specific provision 954, which is the exception and prevailing by-laws of former City of Toronto Zoning By-law 438-86 identified in the paragraph above. This exception, amongst other provisions, restricts townhouses to a maximum of 3 dwelling units and only recognizes existing apartment buildings in the area. This zone has a required frontage of 9 metres, maximum number of units of 2 with a density of 0.6 times the area of the lot.
The new City of Toronto Zoning By-law can be found here.
June 2015 Official Plan Amendment Submission
- Concept Site & Landscape Plan
- Draft Official Plan Amendment
- Plan Drawings
- Planning Rationale Addendum Letter
- Topographic Survey & Boundary Plan
- Traffic Impact Parking & Loading Study
February 2015 Zoning By-law Amendment Submission