Refusal Report - Zoning By-law Amendment Application - 36-44 Eglinton Avenue West

A total of 72 vehicular parking spaces are proposed in three levels of underground parking. The proposed development represents overdevelopment of the site and is not consistent with the Provincial Policy Statement (2020), does not conform with the A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), and does not conform to the City's Official Plan and the Yonge-Eglinton Secondary Plan. The proposed development does not fit within the planned context of the Yonge-Eglinton Crossroads Character Area, which requires building heights to peak at the Crossroads (intersection of Yonge Street and Eglinton Avenue) with a gradual transition down in building heights in all directions. This report reviews and recommends refusal of the application to amend the Zoning By-law. The subject site is not appropriate for the development of a tower of this scale. The proposed development does not achieve appropriate tower setbacks nor stepbacks. Additionally, the proposed development does not minimize shadowing, particularly on Eglinton Park; lacks sufficient office replacement relative to what is existing on-site; the proposed tower is not meeting the intent of the City's Tall Building Design Guidelines; the outdoor amenity space that is provided is insufficient; and there is no pet amenity area. In addition, the application does not have a satisfactory Functional Servicing Report to address servicing issues. Therefore, for the reasons outlined in this report, it is recommended that the application be refused.

3. In the event that the Local Planning Appeal Tribunal allows the appeals in whole or in part, City Council direct the City Solicitor to request that the Tribunal withhold its Order until such time as the Tribunal has been advised by the City Solicitor that: a. the proposed Zoning By-law Amendments are in a form satisfactory to the Acting Director, Community Planning, North York District and City Solicitor; and b. a Section 37 Agreement has been executed and registered to secure Section 37 contributions and related matters satisfactory to the Acting Director, Community Planning, North York District. 4. City Council authorize the City Solicitor and any other City staff to take such actions as necessary to give effect to the recommendations of this report.