The City of Toronto objects…

The City of Toronto objects to the request for a Minister’s Zoning Order pertaining to 1635 Lawrence Avenue West. The following is a summary of the key comments/issues with the proposal:

• A Zoning By-law Amendment application has been submitted to the City of Toronto for the subject site, but has not been processed due to unpaid application fees. It is the City’s position that it would be more appropriate for the intake of this application to be completed so that it can be reviewed through the Zoning By-law Amendment application process, which would include a public meeting.

• The subject site is not an appropriate location for the degree and intensity of development proposed for the reasons listed below:
o It is not located within a Major Transit Station Area or in proximity to higher order transit.
o The existing and planned context along this section of Lawrence Avenue West is not characterized by tall buildings.
o The site is located along an Avenue as described in Chapter 2 of the City of Toronto Official Plan (as amended through Official Plan Amendment 778). The planned built form of Avenues is mid-rise, except where existing and planned transit stations can potentially support greater intensification.

• The proposed development does not achieve the City of Toronto’s Tall Building Design Guidelines in terms of building setbacks, separation distances, and base building heights.

• There are potential wind and shadow concerns which have not been assessed.

• The proposed development features a vehicular access from Lawrence Avenue West, contradicting Official Plan policy 3.1.3.4.

• Sufficient information is not available to accurately assess the viability of the proposed affordable housing and there are concerns with the appropriateness of the design and function of units.

• A portion of the site is located within the Toronto and Region Conservation Authority (TRCA) Regulation Limit. Development limits must be accurately defined and depicted on all plans in consultation with TRCA.

• Additional comments are included in the attached document.