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Prombank Investments Ltd., 2063-2065 Lake Shore Boulevard West Request to Lift the Holding "H" Symbol from By-Law No

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Prombank Investments Ltd., 2063-2065 Lake Shore Boulevard West Request to Lift the Holding Prombank Investments Ltd., 2063-2065 Lake Shore Boulevard West Request to Lift the Holding "H" Symbol from By-law No. 1994-197 Zoning By-law Amendment and Site Plan Approval File No. Z-2286 (Lakeshore-Queensway) (City Council on April 11, 12 and 13, 2000, adopted this Clause, without amendment.) The Etobicoke Community Council, after considering the deputations, written submissions filed and based on the finding of fact, conclusions and recommendations in the report (February 24, 2000) from the Director, Community Planning, West District, recommends that: (1) the application by Prombank Investments Limited for the lifting of the ‘H’ Holding provisions and Site Plan Control approval to permit the development of a 133-unit residential condominium on the south side of Lake Shore Boulevard West, immediately west of Palace Pier Court be approved, subject to the conditions contained in the report; (2) the application for amendment to the zoning provisions of By-law No. 1994-197 to permit an additional two storeys (17 from 15) for the most westerly building on the site, be refused; and (3) the layby drop-off proposed for the main entrance of the project be replaced with a full, one-way vehicular access, including drop-off and pick-up on Palace Pier Court, substantially as shown by the applicant in the presentation drawing. The Etobicoke Community Council reports having held a statutory public meeting on March 23, 2000, in accordance with Section 34 of the Planning Act, and appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder, and the provisions of the Motel Strip Secondary Plan. The Etobicoke Community Council submits the following report (February 24, 2000) from the Director, Community Planning, West District: Purpose: To consider an application for site plan control approval and lifting of the 'H' Holding provisions from By-law No. 1994-197 to permit a 133-unit condominium building. Financial Implications and Impact Statement: There are no financial implications resulting from the adoption of this report. Recommendations: It is recommended that: (1) the application for Site Plan Control approval to permit the development of a 133-unit residential condominium and proposed lifting of the ‘H’ Holding provisions from By-law No. 1994-197 be approved, in principle, subject to the conditions outlined in this report including: (i) a reduction in building height on the westerly building from 17 to 15 storeys in accordance with the maximum height limit in By-law No. 1994-197; (ii) submission of a revised plan which meets the intent of the sky-exposure provisions of the built form guidelines to the satisfaction of the Director of Community Planning, West District; and (iii) the holding of a public meeting which is scheduled for March 23, 2000. (2) the by-law lifting the ‘H’ holding symbol from the property be forwarded to Council subject to confirmation that the holding provisions within Schedule ‘F’ of By-law No. 1994-197 have been satisfied. Background: Prombank Investments has submitted an application for Site Plan Control approval, lifting of the ‘H’ Holding symbol from By-law No. 1994-197, and by-law amendment to permit an additional two-storey in height (17- as opposed to 15-storey) for the most westerly building on the site. Staff note that Intracorp properties are proposing a 12-storey (84-unit condominium and 8 townhouse units on the adjacent site to the south which is also before Community Council at this time. The by-law pertaining to Humber Bay Shores (By-law No. 1994-197) was approved by the Ontario Municipal Board on February 28, 1996, and establishes land uses, development standards, as well as a number of conditions which must be fulfilled prior to the approval of a site plan application, and the lifting of the holding ‘H’ provisions. The review process set out in Section 15.8.3 of the Motel Strip Secondary Plan provides for the concurrent processing of the site plan and an application to lift the ‘H’ symbol, which has resulted in the combined application now before the Community Council. The Plan also requires a public meeting to be held, which is scheduled for March 23, 2000. In addition, a community meeting was held on May 4, 1999, to receive public input, and to review the project’s compliance with the built-form guidelines set out in Appendix ‘A’ of the Official Plan. The results are detailed in the ‘Community Meeting’ section of this report. Comments: Proposal: The original proposal was submitted in February 1999 and consisted of a 15-storey, 119-unit condominium building and 5-storey building on the waterside of the development. Since that time, the project has been revised on a number of occasions in an attempt to meet the relevant by-law standards, and address the built form guidelines in Appendix A of the Official Plan. More recently, the applicant on January 14, 2000, filed a combined application for by-law amendment to permit an additional two storeys in height for the westerly building from 15- to 17-storeys, the lifting of the Holding by-law, and Site Plan Approval. The revised submission also reflects a reduction in the number of units from 146 to 133, a reduction in floor space (F.S.I.) from 3.04 to 2.31; and a redeployment of density between the westerly and easterly building including enhanced building stepping for the westerly building and a reduction in height to four-storey for a portion of the easterly building. The current scheme consists of two residential condominium buildings. The westerly building is a stepping 17-storey structure with a roof top amenity area. The easterly building is 5- and 4-storeys in height. Two levels of underground parking connect the two buildings below grade. The main entrance and lobby are located on the south side of Palace Pier Court with a layby drop off. A private mid-block roadway (right-of-way C) running north-south from Palace Pier Court permits entrance and lobby for the west building, garage entrance ramp and servicing, and three visitor car spaces which are intended to serve a small commercial component located in the ground floor of the west building adjacent to right-of-way C. In addition to the proposed reduction in unit count and FSI, the revised submission includes a number of modifications intended to respond to staff concerns including: (1) elimination of circular drop-off at proposed entrance off of Palace Pier Court; (2) reconfiguring of east building to add a west wing to provide more of a street edge along Palace Pier Court; (3) a three-storey podium added to the Lake Shore Boulevard West frontage to harmonize with the street massing of the project to the south; (4) the west building has been moved substantially in a westerly direction to provide for right-of way C and improve Lake Shore Boulevard West frontage; and (5) the previous scheme had two steps at the east end of the west building whereas now there are five steps in order to reduce building mass within the sky exposure. The prominent building material will be precut stone, with the exterior design highlighted with coloured aluminum window frames. Attachments Nos. 1 and 2 identify location and site plan reduction. Attachments Nos. 3, 4, 5, 6 are reductions of the building elevations. The site data for the project as provided by the applicant are as follows: Site Area: .5555 ha Gross Floor Area: 18509 m2 F.S.I.: 2.31 Building Coverage: 2377 m2 42.8% Landscaped Open Space: 2432 43.8% Paved Area 745.9 13.4% Number of Units 133 1 bedroom 7 2 bedroom 126 Building Height West Building 61.2 m East Building 20.0 m Parking Required Residential 1.6 per unit = 213 Retail 3 per 93m2 = 3 Total 216 Provided 216 Site Plan Considerations: Concurrent applications for Site Plan Approval on both the subject site and adjacent site (Intracorp) have provided an opportunity for staff to assess this project and site plan in a comprehensive manner in terms of key development criteria set out in the Official Plan and by-law. The Motel Strip Plan and by-law provide for an internal mid-block north-south road network (i.e., right-of-way C) which is intended to organize access, provide views through the site, and separate building heights. This road is also intended to provide alternate access from Lake Shore Boulevard West. In the present proposal, Prombank have declined staff’s request to voluntarily provide access to the adjacent site (Intracorp) from Palace Pier Court across their property. This has rendered independent access from Lake Shore Boulevard West the only option for the adjacent Intracorp property. Staff have worked with both applicants to secure the necessary private right-of-way C connection. Although staff would prefer that there is a single access from Palace Pier Court, serving both developments, the City Solicitor has advised that the City cannot compel the abutting owner to provide access, nor can they deny the existing right of access to Intracorp Properties on Lake Shore Boulevard West. Short of a City initiative to expropriate this road for public purposes, the present arrangement would be acceptable. Both applicants have submitted traffic studies, which support the proposed access arrangement, which have been reviewed and found acceptable by Transportation Planning staff. The plan provides that where an application is submitted on lands having less than 70 metres, the owner must satisfy Council that any remaining lands within the same urban block can be developed in accordance with the development standards identified in 15.8.0 of the Secondary Plan.
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