memorandum: 2183 lake shore blvd w. - empire communities ltd. (2014)

7/26/2019 Memorandum: 2183 Lake Shore Blvd W. - Empire Communities Ltd. (2014)

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Memorandum: 2183 Lake Shore Blvd W. - Empire Communities Ltd. (2014)

The following information was obtained via the Freedom of Information Act. Some of the records have

been denied under various Section of the FOIA: Please note that records related to the specific cash-in-

lieu payment for 2183 Lakeshore Blvd West are being denied in full under Sections 11 and 12 of theAct

as the applicant and the City are currently in a mitigation process with regard to the dollar amount to bepaid.

Section 11(a) has been relied upon to withhold records that contain financial and commercial information

that belong to an institution and has monetary value or potential monetary value.

Section 11(c) has been relied upon to withhold records that contain information whose disclosure could

reasonably be expected to prejudice the economic interests and/or the competitive position of the City of

Toronto.

Section 11(d) has been relied upon to sever information whose disclosure could reasonably be expected to

prejudice the economic interests of an institution or the competitive position of an institution.

Section 12 has been relied upon to sever information that is subject to solicitor-client privilege.

December 5, 2014

To:Neil Cresswell, Director, Community Planning, West District

Attention: Carly Bowman

From:Rosanne Clement, Acting Project Manager, Development Applications Unit

Attention: Nick Garisto, Parks Planner

Subject:2183 Lake Shore Blvd WSite Plan Application 12 142282 WET 06 SA (Revised)

Empire Communities, 2183 Lakeshore Blvd.

Ward 6 Etobicoke Lake Shore

Application Description

The proposal is for one 49 storey tower and one 63 storey tower mixed use building containing 1,258

residential units connected by a podium having 2,625 m2 of non-residential uses.

In response to your Site Plan Circulation, which includes the plans prepared by Richmond Architects Ltd

(dated by the Architect 11/17/14), the Development Applications Unit of the Parks, Forestry and

Recreation Division advises as follows:

Applicability of Parkland Dedication

The Official Plan contains policies to ensure that Torontos system of parks and open spaces are

maintained, enhanced and expanded. Map 8B of the Toronto Official Plan shows local parkland

provisions across the City. The lands which are the subject of this application are in an area with 3.00 +


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hectares of local parkland per 1,000 people. The site is in the highest quintile of current provision of

parkland. The site is in a parkland priority area, as per the City Wide Parkland Dedication By-law 1020-

2010.

Parkland Dedication Requirements

At the alternative rate of 0.4 hectares per 300 units specified in By-law 1020-2010, the parkland

dedication requirement is 1,677 m2 or 111.5% of the site area. However, for sites that are 1 to 5 hectares

in size, a cap of 15% of the development site is applied to the residential use while the non-residential use

is the subject to a 2% parkland dedication. In total, the parkland dedication requirement is 2,214 m2.

Proposal for Dedication of Parkland

The applicant is required to satisfy the parkland dedication requirement through cash-in-lieu. This is

appropriate as there is no suitable location for an on-site parkland dedication due to underground parking.

As well as the sites close proximity to the Humber Bay Shores Park system.

The actual amount of cash-in-lieu to be paid will be determined at the time of issuance of the buildingpermit.

Advisory Comments

The location of the proposed development in relation to the parkland south of the development may

require that the Owner enter into a Limiting Distance Agreement with the City in order to comply with

the requirements of the Ontario Building Code. Prior to the Site Plan Approval, the Owner is required to

provide information to PF&Rs DAU as to whether or not they are subject to a Limiting Distance

Agreement. If a Limiting Distance Agreement is required, this Division may require compensation for the

affected area.

Comments regarding any necessary street tree plantings and requirements under the private tree

protection by-law or the Ravine By-law will be forwarded directly to your attention by Urban Forestry.

For information regarding parkland dedication requirements, the applicant should contact Nick Garisto,

Parks Planner at 416-394-8515 [email protected]

For Rosanne Clement

Acting Project Manager, Development Applications Unit

Cc: Councillor Justin DiCiano, Ward 5 Etobicoke Lake Shore

Michael Schreiner, Director, Facilities and Capital Management

(Attention: Randy Jones)

Donna Kovachis, Parks Manager, Etobicoke West District

Sam Dida Supervisor, Urban Forestry Planning
mailto:[email protected]:[email protected]:[email protected]:[email protected]


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memorandum: 2183 lake shore blvd w. - empire communities ltd. (2014)

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