Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: August 15, 2022 EFFECTIVE DATE: August 12, 2022
CASE NO.: OLT-22-002206 (Formerly PL210014)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O 1990, c. P. 13, as amended
Applicant and Appellant: 1644137 Ontario Inc., 2457182 Ontario Inc (Times Group Corporation) Subject: Application to amend Zoning By-law Nos. 569-2013 and 438-86 – Refusal or neglect of the City of Toronto to make a decision Existing Zoning: Mixed Use Commercial Residential Proposed Zoning: Site Specific (To be determined) Purpose: To permit two residential towers with ground floor commercial Property Address/ Description: Various Addresses Municipality: City of Toronto Municipality File No: 20191099 STE 12 OZ OLT Case No.: OLT-22-002206 (PL210014) OLT File No.: OLT-22-002206 (PL210014) OLT Case Name: Times Group Corporation vs. Toronto (City)
BEFORE: W. R. MIDDLETON MEMBER Friday, the 12th day of August, 2022
THIS MATTER having come on for a public hearing April 12, 2022 and the Ontario Land Tribunal (the “Tribunal”) having determined that the appeal under subsection 34(11) of the Planning Act (the “Zoning Appeal”) bearing case number OLT-22-002212 should be allowed and that the proposed Zoning By-Law amendment is in a final form and content satisfactory to the City and should be approved.
AND PURSUANT TO RULE 24.3 OF THE TRIBUNAL'S RULES this Order is effective on August 12, 2022.
THE TRIBUNAL ORDERS that the Zoning Appeal is allowed and that Zoning By-law No. 569-2013 of the City of Toronto, as amended, is hereby amended in the manner set out in Attachment “1” to this Order. The Tribunal authorizes the municipal clerk to format, as may be necessary, and assign a number to this by-laws for record keeping purposes.
“Euken Lui” EUKEN LUI ACTING REGISTRAR
Ontario Land Tribunal Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
ATTACHMENT 1
Authority: Ontario Land Tribunal Decision/Order issued August 12, 2022 in File OLT-22-002206 (PL210014)
CITY OF TORONTO
BY-LAW ####-2022(OLT)
To amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2021 as 1913-1951 Yonge Street, 17 and 21 Millwood Road, and 22 Davisville Avenue
Whereas the Ontario Land Tribunal, formerly the Local Planning Appeal Tribunal, formerly the Ontario Municipal Board, pursuant to its Decision/Order issued on [Month, Day, 2022], in File OLT-22-002206 (PL210014), upon hearing an appeal under Section 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended, ordered the amendment of Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2021 as 1913-1951 Yonge Street, 17 and 21 Millwood Road, and 22 Davisville Avenue; and
Whereas pursuant to Section 36 of the Planning Act, as amended, a by-law passed under Section 34 of the Planning Act, may use a holding symbol "(H)" in conjunction with any use designation to specify the use that lands, buildings or structures may be put once council removes the holding symbol "(H)" by amendment to the by-law; and
Whereas the Official Plan for the City of Toronto contains provisions relating to the use of the holding symbol "(H)"; and
Whereas pursuant to Section 39 of the Planning Act, as amended, the council of a municipality may, in a by-law passed under Section 34 of the Planning Act, authorize the temporary use of land, buildings or structures for any purpose set out therein that is otherwise prohibited in the by-law; and
Whereas the Official Plan for the City of Toronto contains provisions relating to the authorization of increases in height and density of development; and
Whereas Section 37.1 of the Planning Act provides that Subsections 37(1) to (4) of the Planning Act as it read on the day before Section 1 of Schedule 17 to the COVID-19 Economic Recovery Act, 2020 came into force shall continue to apply to a by-law passed pursuant to the repealed Section 37(1) prior to the date that a municipality passes a community benefits charge by-law and this by-law was passed prior to that date; and
Whereas pursuant to Section 37 of the Planning Act, a by-law under Section 34 of the Planning Act, may authorize increases in the height and density of development beyond those otherwise permitted by the by-law and that will be permitted in return for the provision of such facilities, services or matters as are set out in the by-law; and
Whereas subsection 37(3) of the Planning Act provides that where an owner of land elects to provide facilities, services and matters in return for an increase in the height or density of development, the municipality may require the owner to enter into one or more agreements with the municipality dealing with the facilities, services and matters; and
Whereas the owner of the aforesaid lands has elected to provide the facilities, services and matters hereinafter set out in Schedule A of this By-law in return for the increase in height and density permitted on the aforesaid lands by By-law 569-2013, as amended; and
Whereas Schedule A of this By-law requires the owner of the aforesaid lands to provide certain facilities, services or matters and enter into an agreement or agreements between the owner of the land and the City of Toronto prior to the issuance of a building permit;
The Ontario Land Tribunal, by Order, amends By-law 569-2013 as follows:
The lands subject to this By-law are outlined by heavy black lines on Diagram 1 attached to this By-law.
The words highlighted in bold type in this By-law have the meaning provided in Zoning By-law 569-2013, Chapter 800 Definitions.
Zoning By-law 569-2013, as amended, is further amended by adding the lands subject to this By-law to the Zoning By-law Map in Section 990.10, and applying the following zone label to these lands: (H) CR 3.0 (c2.0; r2.5) SS2 (x817) as shown on Diagram 2 attached to this By-law.
Zoning By-law 569-2013, as amended, is further amended by adding the lands subject to this By-law to the Policy Areas Overlay Map in Article 995.10.1 and applying the following Policy Area label to these lands: PA3, as shown on Diagram 3 attached to this By-law.
Zoning By-law 569-2013, as amended, is further amended by adding the lands to the Height Overlay Map in Article 995.20.1, and applying the following height and storey label to these lands: HT 16.0 as shown on Diagram 4 attached to this By-law.
Zoning By-law 569-2013, as amended, is further amended by adding the lands to the Lot Coverage Overlay Map in Article 995.30.1 and applying no value.
Zoning By-law 569-2013, as amended, as amended, is further amended by adding the lands to the Rooming House Overlay Map in Article 995.40.1 and applying no value.
Zoning By-law 569-2013, as amended, is further amended by adding Article 900.11.10 Exception Number 817 so that it reads:
(817) Exception CR 817
The lands, or a portion thereof as noted below, are subject to the following Site Specific Provisions, Prevailing By-laws and Prevailing Sections:
Site Specific Provisions:
(A) On 1913-1951 Yonge Street, 17 & 21 Millwood Road, and 22 Davisville Avenue, if the requirements of By-law [Clerks to insert By-law ##] are complied with, a building or structure may be constructed, used or enlarged in compliance with Regulations (B) to (Y) below:
(B) Despite Regulation 40.10.40.1(1), all residential use portions of the building must be located above non-residential use portions of a building, other than residential lobby access;
(C) Despite Regulations 40.5.40.10(1) and (2), the height of a building or structure is the distance between the Canadian Geodetic Datum of 155.80 metres and the elevation of the highest point of the building or structure;
(D) Despite Regulation 40.10.40.10(2), the permitted maximum height of a building or structure is the number in metres following the letters "HT" as shown on Diagram 5 of By-law [Clerks to insert By-law ##];
(E) Despite Regulations 40.5.40.10(3) to (8) and (D) above, the following equipment and structures may project beyond the permitted maximum height shown on Diagram 5 of By-law [Clerks to insert By-law ##]:
(i) outdoor flooring and roofing assembly elements and structures, including concrete topping, insulation, paver support pedestals and emergency roof drains, by a maximum of 0.5 metres;
(ii) railings, guard rails, terrace walls, patios, planters, balustrades, bollards, retaining walls and wheelchair ramps, by a maximum of 1.5 metres;
(iii) canopies, awnings, cabanas, pergolas and trellises, by a maximum of 3.5 metres;
(iv) wind, noise, or privacy mitigation features and screens for outdoor amenity space, by a maximum of 3.0 metres;
(v) parapet walls and elements of a green roof, by a maximum of 2.0 metres;
(vi) flues, window washing equipment, ornamental, landscape and architectural features, privacy and decorative screens, terrace dividers, fences and external stairs, by a maximum of 2.5 metres;
(vii) enclosed stairwells, roof access, maintenance equipment storage, solar panels, chimneys, vents, water supply facilities, pipes, lightning rods and structures that enclose, screen or cover the equipment, by a maximum of 6.0 metres;
(viii) elevator overruns, elevator shafts, elevator machine rooms, equipment used for the functional operation of the building, such as electrical, utility, mechanical and ventilation equipment, including the mechanical penthouse, and structures that enclose, screen or cover the equipment, by a maximum of 6.0 metres;
(ix) elements listed in subsections (E)(v), (E)(vi) and (E)(vii) may project above the permitted maximum height for a mechanical penthouse, as set out in subsection (E)(viii), by a maximum of 1.8 metres; and
(x) building maintenance units by a maximum of 3.5 metres and may project above the permitted maximum height for a mechanical penthouse, as set out in subsection (E)(viii), by a maximum of 3.5 metres;
(F) Despite Regulation 40.10.40.40(1), the permitted maximum gross floor area of all buildings and structures on the lot is 66,000 square metres, of which:
(i) the permitted maximum gross floor area for residential uses is 61,000 square metres;
(ii) the permitted maximum gross floor area for non-residential uses is 6,500 square metres;
(iii) a minimum of 1,858 square metres of non-residential gross floor area permitted in (F)(ii) above must be a grocery store;
(G) In addition to the gross floor area permitted by (F) above, a maximum gross floor area of 350 square metres is permitted within the existing building municipally known in the year 2021 as 1913 Yonge Street, as shown on Diagram 5 of By-law [Clerks to insert By-law ##], which may be used for residential uses, non-residential uses, or a combination of the two, in accordance with Regulations 40.10.20.10(1) and 40.10.20.20(1);
(H) Despite Regulation 40.10.40.50(1)(B), a minimum of 961.89 square metres of outdoor amenity space must be provided, of which at least 40.0 square metres must be in a location adjoining or directly accessible to the indoor amenity space;
(I) Despite Regulation 40.10.40.70(2), the required minimum building setbacks are as shown in metres on Diagram 5 of By-law [Clerks to insert By-law ##];
(J) Despite Clause 40.10.40.60, Regulations 40.5.40.60(1) and 40.10.40.80(2) and (I) above, the following elements may encroach into the required minimum building setbacks and main wall separation distances as follows:
(i) balconies, bay windows, terraces, cornices, windowsills, parapets, trellises, pillars, patios, decks, guardrails, balustrades and railings, ornamental elements, architectural features, art and landscape features, pilasters, eaves, light fixtures and standards, ornamental elements and railings to a maximum of 2.0 metres;
(ii) wheelchair ramps, fences, screens, site servicing features, air vents and air intakes, wind mitigation elements, and underground garage ramps and associated structures to a maximum of 3.0 metres; and
(iii) awnings and canopies to a maximum of 2.5 metres;
(K) Regulations 40.10.20.100(1)(A), 150.100.20.1(1) and 150.100.30.1(2), with respect to specific use conditions for eating establishments and take-out eating establishments, do not apply;
(L) Despite Regulation 40.10.20.100(17), the permitted maximum interior floor area of all retail services on the lot is 500 square metres;
(M) Regulation 40.10.20.100(21)(D), with respect to the setback of an outdoor patio from a lot in the Residential or Residential Apartment zone category, does not apply;
(N) Regulations 40.10.40.1(2)(A) and (B), with respect to location of entrances and first floor elevation, do not apply to a maximum of four (4) pedestrian entrances for non-residential uses;
(O) Regulations 40.10.50.10(1)(A) and 40.10.50.10(3), with respect to landscaping requirements if abutting a lot in the Residential Zone category, do not apply;
(P) Regulation 40.10.50.10(2), with respect to fence requirements if abutting a lot in the Residential Zone category, does not apply;
(Q) Despite Regulation 200.5.10.1(1) and Table 200.5.10.1, parking spaces must be provided in accordance with the following:
(i) a minimum of 0.4 residential occupant parking spaces for each dwelling unit;
(ii) a minimum of 80 parking spaces for the shared use of residential visitors and non-residential uses; and
(iii) a minimum of 2 "car-share parking spaces";
(R) For each "car-share parking space" provided on the lands, the minimum number of parking spaces for residential occupants required pursuant to regulation (Q)(i) above may be reduced by four (4) parking spaces, up to a maximum reduction as calculated by the following formula:
(i) 4 x (the total number of dwelling units on the lands divided by 60), rounded down to the nearest whole number;
(S) For the purposes of this exception and (R) above:
(i) "car-share" means the practice whereby a number of people share the use of one or more vehicles that are owned and operated by a profit or non-profit car-sharing organization, and such "car-share" vehicles are made available to at least the occupants of the building for short term rental, including hourly rental; and
(ii) "car-share parking space" means a parking space exclusively reserved and signed for a vehicle used only for "car-share" purposes;
(T) Despite Regulation 200.5.1.10(2)(A)(iv), a maximum of 11 of the required parking spaces may be obstructed as described in Regulation 200.5.1.10(2)(D) without being required to provide additional width for the obstructed sides of the parking space;
(U) Despite Regulation 200.5.1.10(2)(D), electric vehicle infrastructure, including electrical vehicle supply equipment, does not constitute an obstruction to a parking space;
(V) Despite Regulation 200.15.1(4), an accessible parking space must be located no more than 30 metres from a barrier-free entrance to a building or to a passenger elevator that provides access to the first storey of the building and must be the shortest route from such entrance or elevator;
(W) Despite Clause 220.5.10.1, one (1) Type “A”, two (2) Type “B” and one (1) Type “G” loading spaces must be provided and maintained on the lot;
(X) Despite Regulations 230.5.1.10(9) and (10), all “long-term” and “short-term” bicycle parking spaces may be:
(i) provided in a stacked bicycle parking space; and
(ii) located on any level of a building above or below ground; and
(Y) The provision of dwelling units is subject to the following:
(i) a minimum of 10 percent of the total number of dwelling units must contain three or more bedrooms;
(ii) a minimum of 15 percent of the total number of dwelling units must contain two bedrooms; and
(iii) an additional 15 percent of the total number of dwelling units must be a combination of 2-bedroom and 3-bedroom dwelling units, or dwelling units that can be converted to 2-bedroom and 3-bedroom dwelling units through the use of adaptable design measures.
Prevailing By-laws and Prevailing Sections: (None Apply)
Despite any severance, partition or division of the lands, the provisions of this By-law shall apply as if no severance, partition or division occurred.
Temporary use(s):
(A) None of the provisions of By-law 569-2013, as amended, apply to prevent the erection and use of a temporary sales office on the lot for a period of not more than 3 years from the date this By-law comes into full force and effect, provided:
(i) The maximum height of the temporary sales office is 3 metres.
- Holding Provisions:
(A) The lands zoned with the "(H)" symbol delineated by heavy lines on Diagram 2 attached to and forming part of this By-law must not be used for any purpose other than those uses and buildings existing on the site as of date of passing this By-law on the lands shown on Diagram 1 attached to this By-law until the "(H)" symbol has been removed.
(B) An amending by-law to remove the "(H)" symbol may be enacted by City Council with respect to lands when the following conditions have been fulfilled to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Toronto Water, and Council:
(i) The owner has submitted an updated Transportation Study and a Transportation Demand Management Plan to the satisfaction of the General Manager, Transportation Services;
(ii) The owner has addressed all outstanding comments by Engineering and Construction Services as they relate to the zoning by-law amendment application for the subject lands, including submitting a revised Functional Servicing and Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;
(iii) The owner has entered into an agreement (or agreements) or otherwise secured the design, construction and the provision of financial securities for any required upgrades or improvements to the existing municipal infrastructure should it be determined that improvements or upgrades are required to support the development as may be identified in the accepted Functional Servicing and Stormwater Management Report, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;
(iv) The owner and the City have entered into a section 37 Agreement to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, and such agreement has been executed and registered on title to the Property to the satisfaction of the City Solicitor, securing community benefits and matters of legal convenience to support the development as more particularly described in Part 5 of the February 2, 2022 City Council Resolution regarding Item CC39.14;
(v) The owner has submitted and received approval from City Council regarding a Rental Housing Demolition and Conversion Application pursuant to section 111 of the City of Toronto Act with respect to the existing rental dwelling units being demolished on the subject lands;
(vi) The owner has, as applicable, submitted and received approval from City Council under section 33 of the Ontario Heritage Act R.S.O. 1990, O.18 for the proposed alterations to the heritage building known municipally as 1913 Yonge Street and owner has fulfilled all conditions of such approval; including entering into a Heritage Easement Agreement with the City substantially in accordance with the Heritage Impact Assessment Addendum by GBCA Architects dated December 24, 2021, included as Public Attachment 5 to the report dated January 25, 2022 from the City Solicitor regarding Item CC39.14, all to the satisfaction of the Senior Manager, Heritage Planning and the City Solicitor; and
(vii) The owner has fulfilled the conditions for applying the Over-Dedication Credit to the Owner's parkland dedication requirements pursuant to Section 42 of the Planning Act, to the satisfaction of the City Solicitor, as more particularly described in Part 7 of the February 2, 2022 City Council Resolution regarding Item CC39.13.
- Section 37 Requirements:
(A) Pursuant to Section 37 of the Planning Act, and subject to compliance with this By-law, the increase in height and density of the development is permitted beyond that otherwise permitted on the lands shown on Diagram 1 attached to this By-law in return for the provision by the owner, at the owner's expense of the facilities, services and matters set out in Schedule A attached to this By-law and which are secured by one or more agreements pursuant to Section 37(3) of the Planning Act that are in a form and registered on title to the lands, to the satisfaction of the City Solicitor;
(B) Where Schedule A attached to this by-law requires the owner to provide certain facilities, services or matters and enter into an agreement or agreements prior to the issuance of a building permit, the issuance of such permit shall be dependent on satisfaction of the same; and
(C) The owner shall not use, or permit the use of, a building or structure erected with an increase in height and density pursuant to this By-law unless all provisions of Schedule A are satisfied.
Ontario Land Tribunal Decision/Order issued [Month, Day, 2022] in File OLT-22-002206 (PL210014).
SCHEDULE A
Section 37 Requirements
The facilities, services and matters set out below are required to be provided to the City at the owner's expense in return for the increase in height and density of the proposed development on the lands as shown in Diagram 1 in this By-law and secured in an agreement or agreements under Section 37(3) of the Planning Act whereby the owner agrees as follows:
Prior to the issuance of any Building Permit, the owner shall enter into an agreement or agreements to the satisfaction of the City Solicitor pursuant to Section 37 of the Planning Act as it read on the day before Section 1 of Schedule 17 to the COVID-19 Economic Recovery Act, 2020 came into force to secure the facilities, services or matters set out below.
Prior to issuance of the first above-grade permit the owner shall:
(A) make a cash contribution to the City in the amount of ten million dollars ($10,000,000.00) (the "Cash Contribution") to be allocated towards capital community services and facilities at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; or
(B) transfer to the City, at no cost to the City, the property municipally known as 1909 Yonge Street and 2A Davisville Avenue, with such transfer to be on terms and conditions acceptable to the City Solicitor, the Executive Director, Corporate Real Estate Management, the Chief Planner and Executive Director, City Planning, and the Senior Manager, Heritage Planning, in consultation with the Ward Councillor.
The Cash Contribution set out in Clause 2.a shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date the zoning by-law comes into force and effect to the date of payment of the Cash Contribution by the owner to the City.
In the event the Cash Contribution in Clause 2.a has not been used for the intended purpose within three (3) years of the By-law coming into full force and effect, the Cash Contribution may be redirected for another purpose(s), at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided that the purpose is identified in the Official Plan and will benefit the community in the vicinity.
The following matters are also recommended to be secured in the Section 37 agreement as a legal convenience to support the development of the site:
(A) The owner shall, at its sole expense, provide, construct and maintain a privately-owned publicly accessible space ("POPS") through the southern portion of the site, behind 1913 Yonge Street, which will link Yonge Street to Davisville Avenue for pedestrians. The easement size, location and design will be determined to the satisfaction of the Chief Planner and the obligation for this POPS easement will be secured through the Section 37 Agreement to the satisfaction of the City Solicitor and the Chief Planner.
(B) The owner shall provide, at its sole expense, publicly accessible vehicular and pedestrian access easements over the north-south driveway and pedestrian and cycling connection running along the eastern boundary of the Site and connecting Davisville Avenue and Millwood Road to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. The access easements shall have a minimum depth of not less than 6 metres wide for the driveway connection and 3 metres for the pedestrian and cycling connection. The specific size, location, configuration, and design of the driveway and pedestrian and cycling connection shall be determined through the Site Plan approval process and shall be secured in a Site Plan Agreement with the City to the satisfaction of the Director, Community Planning, Toronto and East York District; the Applicant shall own, operate, maintain, and repair the driveway and the pedestrian and cycling connection, all at the Applicant's own expense.
(C) The owner shall provide, at its sole expense, a publicly accessible pedestrian access easement over the building setback at grade along Yonge Street between the building face and the western property line, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. The access easement shall have a varied depth but with a minimum depth of not less than 1.9 metres; the specific size, location, configuration, and design of the pedestrian access easement shall be determined through the Site Plan approval process and shall be secured in a Site Plan Agreement with the City to the satisfaction of the Director, Community Planning, Toronto and East York District; the owner shall own, operate, maintain, and repair the pedestrian access easement, all at the owner 's own expense.
- The owner shall, prior to Site Plan approval for the proposed development of the Site, in relation to the heritage property municipally known as 1913 Yonge Street, complete the following all to the satisfaction of the Senior Manager, Heritage Planning:
(A) provide a detailed Conservation Plan prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment Addendum, all to the satisfaction of the Senior Manager, Heritage Planning.
(B) provide final site drawings substantially in accordance with the approved Conservation Plan required 6.a. above to the satisfaction of the Senior Manager, Heritage Planning;
(C) provide a Heritage Lighting Plan that describes how the exterior of the property at 1913 Yonge Street will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Planning and thereafter shall agree to implement such Heritage Lighting Plan to the satisfaction of the Senior Manager, Heritage Planning;
(D) provide a detailed Landscape Plan for the property at 1913 Yonge Street to the satisfaction of the Senior Manager, Heritage Planning;
(E) submit a Signage Plan for the property at 1913 Yonge Street to the satisfaction of the Senior Manager, Heritage Planning;
(F) provide an Interpretation Plan for the property at 1913 Yonge Street, to the satisfaction of the Senior Manager, Heritage Planning thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Planning;
(G) provide a Letter of Credit upon such terms and conditions, including provision for upward indexing and in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Planning, to secure all work included in the approved Conservation Plan required in 6.a. above, all to the satisfaction of the Senior Manager, Heritage Planning; and
(H) provide full documentation of the existing property at 1913 Yonge Street, including two (2) printed sets of archival quality 8” x 10” colour photographs with borders in a glossy or semi-gloss finish and one (1) digital set on a CD in tiff format and 600 dpi resolution keyed to a location map, elevations and measured drawings, and copies of all existing interior floor plans and original drawings as may be available, to the satisfaction of the Senior Manager, Heritage Planning.
- The Applicant shall provide prior to Site Plan approval for the Site a Pedestrian Level Wind Study to the satisfaction of the Chief Planner and Executive Director, City Planning, and the Applicant shall agree to implement any wind mitigation measures required therein to the satisfaction of the Chief Planner and Executive Director, City Planning.