- Community Consultation Meeting
- Working Group Meetings
- Background Information
Complete Application Status:
Complete application date May 3, 2012.
Reports and Supporting Material
- Planning Rationale
- Building Mass Model
- Toronto Green Standards – Tier 1
- Pedestrian Level Wind Study
- Sun/Shadow Study
- Arborist Report
- Community Services and Facilities Inventory (Contact for a copy of the report)
The original application, as submitted by Slobodysky Associates in December of 2009, proposed to amend the Zoning By-law to permit a 14-storey (43.8m) residential building fronting Neptune Drive. The building would have consisted of a two-storey base building with a 12-storey tower. Proposed were 24 rental replacement units (20 one-bedroom units and four two-bedroom units) in the base building, 131 condominium units in the 12-storey tower for a total of 155 residential units and 134 parking spaces in two levels of below grade parking. The total gross floor area would have been 12,868 m2 with a site density of 4.5 times the area of the lot.
Preliminary Staff Report:
North York Community Council Agenda, Item 32.38 March 9, 2010.
Original Application Plans, Reports and Supporting Materials
(Provided by the applicant - December 2009)
- Site Plan/Ground Floor Plan
- Second/Third Floor Plan
- Typical Floor Plan (4th Floor-14th)
- Level 1/Level 2 Underground Garage
- Landscape Concept Plan
- Planning Rationale and Housing Report
- Traffic Impact Study
- Stormwater Management Report
- Sun/Shadow Study
To see a copy of the original submission, please contact the Planner assigned to the file.
Request for Direction Report
The Zoning By-law Amendment application proposes to amend former City of North York Zoning By-law No. 7625 to permit the construction of an 11 storey (35m) condominium building and rental replacement with 169 residential units, 14,202 m2 of Gross Floor Area and a site density of 5.04. The development includes 24 rental units proposed on the ground and second floor levels.
The subject Zoning By-law Amendment application was appealed to the Ontario Municipal Board (OMB) on December 19, 2012. A Pre-Hearing Conference is scheduled for June 5, 2013. A full hearing date is scheduled for September 9th to 13th, 2013.
Request for Direction Report:
North York Community Council Agenda, Item 25.43 June 18, 2013
Ontario Municipal Board Decisions:
Memorandum of Oral Decision, July 13, 2012
Memorandum of Oral Decision, November 13, 2013
Decision of the Board, December 11, 2013
Residential Rental Demolition Application
This application for a Section 111 permit proposes to demolish two existing three storey
walk-up rental apartment buildings with a total of 24 residential rental units at affordable
and mid-range rents. The Applicant has approval from the Ontario Municipal Board to
construct a new 10-storey residential condominium building and full replacement of the
24 existing rental units within the building.
Residential Rental Demolition Application:
North York Community Council Agenda, Item 30.27 February 25, 2014
A community consultation meeting was held on April 13, 2010. Approximately 75 members of the community attended the meeting. Comments and feedback were noted from the April 13, 2010 community consultation and minutes can be accessed by clicking on the link below.
The first working group meeting was held on July 13, 2010 to discuss the proposed built form relating to the location, height, massing, sun/shadow impacts and relationship to the street and surrounding context.
The applicant agreed to revise the proposal. A second working group meeting, with a continued focus on built form, would be held once the applicants submitted revised plans. Staff also indicated that a third working group meeting would be held to discuss traffic issues separately, once the issues related to built form were resolved.
Working Group Meeting 2
A second working group meeting was held on June 27, 2012 to discuss the revised proposal. Comments and feedback from the working group, including the questionnaire, can be accessed by clicking on the link below.
June 27, 2012 3D Conceptual Rendering
The City'sOfficial Plan is the City's vision for how the City should grow over the long-term. A key implementation tool of the Official Plan are land use designations. The Official Plan designates the subject site 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.
Development criteria in Apartment Neighbourhoods includes, but is not limited to:
- providing transitions between areas of different development intensity and scale;
- locating buildings to frame the edges of streets and parks;
- providing indoor and outdoor recreation space; and
- providing ground floor uses that enhance safety and amenity.
Unlike growth areas in the City, Apartment Neighbourhoods are considered physically stable areas where significant growth is generally not anticipated. New development within Apartment Neighbourhoods is required to maintain the stability of the surrounding area and to reinforce the existing physical character of the buildings, streetscapes and open space patterns.
The subject site is located in the northeast quadrant of the Lawrence-Allen Secondary Plan area. City Council adopted Official Plan Amendment 162, including the Lawrence-Allen Secondary Plan at its meeting of November 29, 30 and December 1, 2011. City Council also adopted a number of implementation plans with the Secondary Plan including a Transportation Master Plan, Community Services and Facilities Strategy, Urban Design Guidelines and endorsed an Infrastructure Master Plan.
The Lawrence-Allen Secondary Plan provides a comprehensive planning framework for the development of a new neighbourhood in its Focus Area (the Lawrence Heights neighbourhood) and confirms the urban structure and land use designations outside its Focus Area that provide for growth in Mixed Use Areas, Institutional Areas and along Avenues where growth is supported by appropriate land use designations.
Apartment Neighbourhoods in the Lawrence-Allen Secondary Plan Area are considered stable and demonstrate a consistent built form of low-rise, walk-up apartment buildings with generous landscaped setbacks from the street. Sub-Areas in the Neptune-Hotspur Apartment Neighbourhood may experience development that differs from the prevailing built form of low-rise apartment buildings. The subject site is identified as Sub-Area 4 in the Neptune-Hotspur Apartment Neighbourhood (Map 32-2) and redevelopment in this sub-area may be supportable if it provides appropriate built-form transition to the prevailing low-rise built form character of the Neptune-Hotspur area.
Map 32-2 Special Areas
Development in Sub-Areas, including Sub-Area 4 will:
- not exceed a height that equals the planned right-of way of the facing street and will generally be six to eight storeys;
- provide an appropriate base condition that respects the prevailing low-rise character of the Neptune-Hotspur area; and
- provide generous landscaped setbacks that reinforce existing patterns of landscaped open space.
Apartment Neighbourhoods in the Lawrence-Allen Secondary Plan Area also provide a significant amount of affordable, purpose-built rental housing that is an important component of a full range of housing. Notwithstanding the development potential anticipated in Sub-Area 4 of the Secondary Plan, development will adhere to policies of the Official Plan respecting preservation of rental housing.
The subject site is currently zoned Multiple-Family Dwellings Fifth Density Zone (RM5). The RM5 zoning permits multiple attached dwellings. The maximum permitted coverage is 35 per cent of the lot area and the maximum permitted gross floor area is not to exceed 100 per cent of the lot area. A maximum height of 11.5 metres is also permitted.