Details from city backgrounds report   complete background file click here or here to download from this blog –> backgroundfile-56786

Proposal The proposal

, one located in the northeast corner and the other in the southwest corner of the site, for a total of 16 three-bedroom units. No replacement of the rental housing is being proposed. Two existing 20 storey rental apartment buildings on the site, containing a total of 658 units, will be retained. 2and total overall gross floor area for the property (including the two existing 20 storey apartment buildings) would be 91,683m

 

 

 

representing a density of approximately 4.55 times the lot area. The proposed buildings are designed with a 3-storey podium and a 28 storey tower element.

The podium portion of each building would contain seven 2 storey townhouses. The townhouses would front onto their respective streets and would have a front yard patio and landscape areas within the front yard setback. The ground floor of each Staff report for action – Preliminary Report – 51-77 Quebec Avenue and
40-66 High Park Avenue 3
building would also contain indoor amenity areas, a residential lobby, office and servicing areas. Each tower is proposed to have floor plates of approximately 750 m

and an overall height of 100 m. The north tower is proposed to be setback 22.5 m from the north property line, 32.3 m from the existing tower at 40 High Park Avenue (to the south) and 38.2 m from 77 Quebec Avenue (to the west). The south tower is proposed to be setback 22.5 m from the southern property line, 38.0 m from 40 High Park Avenue (to the east) and 36.0 m from 77 Quebec Avenue (to the north). A new 2-storey, 667 m
, amenity building is proposed at the northern end of the subject site, located between the existing building at 77 Quebec Avenue and the proposed north building. In addition, the proposed north building would contain an additional 363 mof indoor amenity space, while the south building would contain 321 mof indoor amenity space. The existing outdoor pool would be retained. The existing residential drop off/ pick up areas for 77 Quebec Avenue and 40 High Park Avenue and the mid-block access to the underground parking garage would be retained. New driveways at the south end of the site, from Quebec Avenue, and at the north end of the site from High Park Avenue are proposed to provide access to loading areas for the proposed and existing buildings.

A total of 892 parking spaces would be located in an enlarged underground parking garage, with 391 spaces (347 resident and 44 visitor) for the existing residential buildings and 501 spaces (440 resident and 61 visitor) for the proposed buildings. 427 bicycle spaces are proposed (refer to Attachments 1, 2 and 4). Site and Surrounding Area The site is located north of Bloor Street West, fronting on both Quebec Avenue and High Park Avenue. The site is approximately 2 ha in size, generally rectangular in shape, with a relatively flat topography. The site is currently occupied by two blocks of townhouses and two, 20 storey rental apartment buildings. The townhouses at 52-66 High Park Avenue and 51-65 Quebec Avenue each consist of 8 three-bedroom rental units and are two storeys in height. The 20 storey apartment building fronting High Park Avenue (40 High Park Avenue) contains a total of 329 rental units that include 38 bachelor, 213 one-bedroom and 78 two-bedroom units. The second 20 storey apartment building at 77 Quebec Avenue contains a total of 330 rental units that include 38 bachelor, 212 one-bedroom and 80 two-bedroom units.

 

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Apartment Neighbourhoods Policies The Official Plan criteria to evaluate development in Apartment Neighbourhoods is set out in Policy 4.2.2 and Policy 4.2.3. Policy 4.2.2 states that:

 

“Development in Apartment Neighbourhoods will contribute to the quality of life by: a) locating and massing new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of this Plan, through means such as providing setbacks from, and/or a stepping down of heights towards, lower-scale Neighbourhoods; b) locating and massing new buildings so as to adequately limit shadow impacts on properties in adjacent lower-scale Neighbourhoods, particularly during the spring and fall equinoxes; c) locating and massing 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; d) including sufficient off-street motor vehicle and bicycle parking for residents and visitors; e) locating and screening service areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; f) providing indoor and outdoor recreation space for building residents in every significant multi-unit residential development; g) providing ground floor uses that enhance the safety, amenity and animation of adjacent streets and open spaces; and
h) providing buildings that conform to the principles of universal design, and wherever possible contain units that are accessible or adaptable for persons with physical disabilities.” Policy 4.2.3 states that: “Infill development that may be permitted on a site containing an existing apartment building will: a) meet the development criteria set out in Section 4.2.2 for apartments; b) maintain an appropriate level of residential amenity on the site; c) provide existing residents with access to the community benefits where additional height and/or density is permitted and community benefits are provided pursuant to Section 5.1.1 of this Plan; d) maintain adequate sunlight, privacy and areas of landscaped open space
for both new and existing residents;Staff report for action – Preliminary Report – 51-77 Quebec Avenue and
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e) organize development on the site to frame streets, parks and open space

 

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Preliminary Report – 51-77 Quebec Avenue and 40-66 High Park Avenue – Zoning By-law Amendment Application
Origin
(March 19, 2013) Report from the Director, Community Planning, Etobicoke York District
Recommendations
The City Planning Division recommends that:

1. Staff be directed to schedule a community consultation meeting for the lands at 51-77 Quebec Avenue and 40-66 High Park Avenue together with the Ward Councillor.

2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site.

3. Notice for the public meeting under the Planning Act be given according to the regulations of the Planning Act.
Summary
This application proposes to demolish two existing blocks of townhouses, containing 16 rental units, and construct two new 31 storey residential apartment buildings and a two storey amenity building at 51-77 Quebec Avenue and 40-66 High Park Avenue. The applicant has also submitted a rental housing demolition application under Section 111 of the City of Toronto Act.

This report provides preliminary information on the above-noted application and seeks Community Council’s directions on further processing of the application and on the community consultation process.

A Final Report and Public Meeting under the Planning Act to consider this application is targeted for the fourth quarter of 2013 provided any required information is submitted by the applicant in a timely manner.
Financial Impact
The recommendations in this report have no financial impact.
Background Information
(March 19, 2013) Report from the Director, Community Planning, Etobicoke York District regarding a Zoning By-law Amendment Application – Preliminary Report – 51-77 Quebec Avenue and 40-66 High Park Avenue
(http://www.toronto.ca/legdocs/mmis/2013/ey/bgrd/backgroundfile-56786.pdf)