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Ontari o Muni c

Commission d
de I'Ontario
I$.SUE DATE:
1926 Lakeshore We
subsect i on 34(11)
Council's neglect to
of Toronto to
redevelopment of
O. M. B, Fi l e No. PL1
PROGEEOING
1990, c. P.
' 13,
as
Applicant and Appel
Subject:
Existing Zoning:
Proposed Zoning:
Purpose:
Property Add
Municipality:
OMB Case No.:
OMB Fi l e No. :
Heard:
APPEARANSES:
Partier
1926 Lakeshore W
City of Toronto
Swansea Area Rate
pal
aff
oarei
i res muni ci pal es
t
,
2014
CA$E NO($).r
. has appealed to ifie Ontario Munieipal Board u
Gpunsql
K. Kovar and S. t-oiacono
A, Msscovi ch
W. H. Roberts
\f,r
l ands
r resi<
the ,Acf, R,S,O. 1990, c. F. 13, as arnended, frorn
proposed
arnendment to Zoning 8y-law 488-86 of th
pecting
1926 Lake Shore
Foulevard West to perm
nti al towers of 42 and 48 stori es
ME En UNDfiH subsection 34(11) of tho Planning Act, R
1926 l-akeshore West GP Inc.
Application to arnend Zoning By-law f{o,
86- Neglect of City of Toronto to make a
decision
eR T2. 0 C2. 0 R' t . 0
$ite Specific
{To
be deterrnined)
To perrnit the redevelopment of two res
towers of 42 and 48 stories
1926 Lakes Shore Boulevard West
City of Toronto
PL1 3OB8B
PL1 30888
September 2, 20r"14, in Toronto, Ontario
yer'
Group
Ont,a.rlo
City
the
38-
PL13088$
MEMOfrATdSI,}M
SF
SN SEPTEMBEH
2,
sH&{*mnst$$*N mELlVH,ffign
mV
"lAM'*
R. McKHfl$ZtE
e$14
s 0R0H nF T!'{E SS&Rro
t1l
' 1926
L-akeshcre
We GP I nc.
{"appl i canl ")
own$ 1926 Lake Shore Baui evard
he Ci t y t : f Tcront o
{"Ci t y").
I n Apri l 2013' i t appl i ed t o
s amended, the Ci ty' s conrprehensi ve
zorri ng by-l aw' i o
be recjer.reloped with 847 units in fwo resiclential l:uildings,
d by a f our-st orey
pocl i um. Gi ven t he absence of a deci st ort
by Counci l wi thi n the statut
ry
ti nre peri orl , the appl i cant appeal ed
i n August 2014'
pur suant t o s. 34( 1 1) of t he ing Acl
t21
$trbserquent
tq the fil ng o{ the appeal , the appl i cant anrJ the ci ty, al ong wi th i he
Group,
parti ci pated i n a Board-convened
rnecj i ati on
process
West
("subject
PropefiY")
itr
amend By-l arru No. 438-85,
permit the subject
ProPenY
42 and 48 storeYs, connect
Swansea Area RatePaYer'
and successfr-rl l Y
resol ved
and deal wi tfr the aPPeal i n
scheme con*isting
of 7S0
by a five-storeY
Podium'
t3l
The subiect
ProPe
$hore Boul evard
West and
approximately
1 24 metres
ihe latter. Tlre Frederick G
To the south, oPPosi te Lak
and related oPen space se
corridor.
i4l
The subjeet
ProPeil
and zoned in the CitY's c
as CR T2. 0 C2. 0 H1. 0, a
i r di sput ed i ssues. Thi s hear i ng wa$ convened t o consi der
e context of that settl emont,
whi ch i ncorporai es a revtsed
its in two residential building ,
35 sioreys each, connected
i s rectangul ar, si tuated at the no*heast corner of Lake
Winderrrrere Avenule,
ancl rnaintains frontage of
n the former anci flarrkage of approximately
35 rnetres ort
Gardi ne r fi xpressway
(the "Gardi ner") abuts to the nodh
shore Boul evard west, i s the $i r casi mi r Gzowsl tl Park
i ng a dual rol s of a l vaterfrcnt desti nati on and i rti vul
is clesignated in the city' s official Pian as Mixed use Areas
prel rensi ve zoni ng by-i aw, Sy-l aw No' 438-86, as amended'
ssi fi cati arr
permi tti ng resi denti al
andl or csmmerci aI uses
t5l
Robert Gl over i s an hi tect, urbandesi gner, and
pl anner l vi th 35 ycars of
as an exps$ wi tness i n those $arne
prafessional exPe rience. e was qual i fi ed
di sci pl i nes.
16l
Mr. Gl over' s evi denc
context, the
proposed
rede
the operati on of the pr
l 7J
Mr Gl over testi fi ed
i ntensi fi cati on of uses of i h
Provi nci al Pol i cy Statement
Greater Gol den Horseshoe
pl anni ng i nstrurnents, prom
i nfrastructure throuqh the
l 8l
Consi deri ng t he p
Gl over testi fi erd that the sc
on proxi mate nei ghbourhoo
and natural areas si tuated s
through a seri es of photog
the manner i n whi ch the ci
depl oyed, and expl ai ned t
which the suhrject property
equi noxes, the
proposed
bu
areas to the rror"th; there i s
desi gnated areas to the no
majority of affected properli
summer sol sti ce, the
pro
open $paces to the south, i
5: 30 p. m. ; horruever, t he pro
upgrades has been secured
l 9l
In al l , I\dr. Gl over testi
acceptabl e rel ati onshi p to a acent and surroundi ng l and uses.
PLl 30888
rrery
thonoughl y descri bed the subj ect propefi y' s physi cal
apment scherno, the pol i cy and regul atory context, and
amendi ng zoni ng by-l aw (Exhi bi t
6).
t the proposed
scheme represents a sui tabl e
subj ect prope$y, renderi ng i t consi stent wi th the 2014
' 2014
PPS") and i n coni ormi ty wi th the Growth Pl an for the
Growth Pl an")-both of whi ch, as hi gher-order provi nci al
e and rqui re the effi ci ent use of urban resources and
nsi fi cati on of l and uses
ed scheme i n the context of the Ci ty' s Offi ci al Pl an, Mr.
e rai ses two i ssues i n the context of i ts pol i ci es: i ts i mpact
s l ocated north of the Gardi ner, and i ts i mpact on parks
uth of Lake Shore Boul evard West. Taki ns the tsoard
i rs, pl ans, el evati ons, and shadow studi es, he descri bed
i ty and hei ght of the proposed bui l di ngs has been
schenre' s responsi veness to the physi cal context wi thi n
si tuated. For exampl e, duri ng the summer and fal l
i ngs cast no shadows on NeEhbourhoad desi gnated
e limited shadowing on Apaftrnent Neighbourhaod
however those shadows are fl eeti nq such that the
s ar e cl ear of shadows by 1 1 : 1 I a. m. Mor eover , dur i ng
d bui l di ngs onl y begi n cast i ng sl ' r adows at 6: 18 p, r n.
on
l udi ng a chi l dren' s spl ash-pad. The spl ash-pad cl oses
ision of a new splash-pad and other waierfrcnt amenity
as contributions pursuant to s. 37 of the Planning Act.
that the proposed redevel opment scheme achi eves an
the
the
at
4
exemlne$-
the Growth Plan, and equall$ conforrn to the City's
i
i
i '
that the Board acknowledge
plause 1'f of Council's
r reads: "City Council...direcj
staff to involve the $wa
cussions relating to eite
planiapproval once a site
pla
submitted...." With there ndinS ns $biection
to the
I
ges that clause, noting thst thi$ acknowledgernent
is
any status under s. 41 of th{ P/anning Aci
I
I
I
I
i
The Board orders that BV-lalw No. 4$S-8$, as srnen(
out in f;xhlbit 6, For ease of reference, it is appendr
The City clerk is authorise{ to assign a number to t
I
,
whic reads: "City Counci}..
"direc{
siaff to involve the $
ions relating to site
planiapproval once a site
p
I
1 , . . "
implementing by-law
reco eeping
purposes,
"James R"
t10l
Mr. Slov,er w&s
111l
The Board s Mr
and relies on it ts find t t h
settlament is based an Exhi
the 2014 PP$ and rrn
Pl an.
t121
,Mr.
Roberts req
reeolution in this matte
Area Ratepayers G in di
approval application
requgst, the Board
to be construed as
ORT}ER
t13]
The aPPeal is owed
is amended in the ma er
this deeislon as Attach nt
A *onstit
i
I
JAME$ H. McK
I vrcE-
I
l
I
I
l
I
i
i
I
Sntario Municipal
goard
i
alof Environnrent and Lan$ Tribunals Ontario
; TeNephons: 41 0.214-ffi4$
Tofl Free: 1-8ffi'-448-
I
I
I
i
l
i
JAMES H. Mc
Glover's uncor:tradicted
pr:ofpssional p|anning evid
redevelaprnent scheme upot which the
parties'
it S, its implementing zoning py-law' nre consistent
Website: www.elto.
pLr
:
+
t
'z.ig"
NZI E
IR

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