Final Report - 4700 Keele Street - The Quad Phase 2 - Zoning By-law Amendment Application

The proposal is the second phase of a private student housing development known as The Quad, located on the south side of The Pond Road. The proposed development is compatible with its surrounding context. The proposal introduces an appropriate built form to the site with development massed to address the corner of The Pond Road and the extension of Haynes Avenue. The proposed landscaping will provide an improved public realm on The Pond Road, the extension of Haynes Avenue and the extension of Leitch Avenue. The proposed development is consistent with the Provincial Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2019). The proposal conforms to the applicable Official Plan policies and complies with the York University Secondary Plan. The proposed development also forms part of the Southwest Precinct Plan Study Area which is currently under review. The Southwest Precinct Plan is envisioned as a medium density urban village with a variety of housing opportunities, shops and services with a neighbourhood square to provide social gathering opportunities and an identity for the precinct. As part of the Precinct Plan, Urban Design Guidelines and supporting strategies are required, including an Affordable Housing Strategy. The Precinct Plan, Urban Guidelines and supporting strategies are currently being finalized. This report reviews and recommends approval of the application to amend the Zoning By-law, with the Bills being held, subject to the finalization of the Southwest Precinct Plan, Urban Design Guidelines and supporting strategies.

4. Before introducing the necessary Zoning Bill to City Council for enactment, City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act to secure the following: a. Participate in the City's Percent Public Art Program and provide a cash contribution to the City of $500,000.00, in accordance with a Public Art Plan submitted by the owner to the satisfaction of the City. The cash contribution shall be paid prior to the issuance of the first above grade building permit. The financial contribution amount shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment for the public art. b. Prior to the issuance of the first above grade building permit, the Owner shall make a cash contribution to the City in the amount of $1,500,000.00 to be used for local park improvements to be determined by the Director of Community Planning, Etobicoke York District in consultation with the Ward Councillor. The financial contribution amount shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Construction Price Index for Toronto for the period from the date of the registration of the Section 37 Agreement to the date of payment for the local park improvements. c. The owner shall provide a minimum of 7.4% of the private academic accommodations in Buildings C3 and C4 as affordable rental housing in accordance with the following provisions which shall be further set out in the Section 37 agreement with the City and to the satisfaction of the Chief Planner and Executive Director, City Planning Division: i. The affordable rental housing will comprise a minimum of 7.4% of the private academic bedroom accommodations within a range of residence unit types comprising bachelor, 1, 2, 3 and 4 bedrooms. ii. The owner will maintain the private academic affordable bedroom accommodations in Buildings C3 and C4 as rental housing, and agrees that none of the rental housing will form part of an application for Condominium Registration for at least fifteen years from the date upon which the first new rental housing unit is occupied. iii. Affordable rents will be charged to the tenants who occupy one of the affordable bedroom accommodations for a period of 15 years following the initial occupancy of each of buildings C3 and C4, providing that the affordable rental bedroom accommodations commence occupancy at the same time, subject to the provisions in 4.c. (iv) and (v). iv. The affordable rents will be based on an average rent level derived from an average rent for comparable existing student residence accommodations on the York University campus for the academic year in which the affordable rental bedroom accommodations will be occupied, adjusted further to reflect differences in lease terms and arrangements for television services in the private academic accommodations, and varied by residence unit type and to reflect single or shared bedroom accommodations. v. After the expiry of the 15 year period, rents charged to tenants newly occupying one of the affordable rental bedroom accommodations will not be subject to restrictions by the City of Toronto under the terms of the Section 37 Agreement entered into under this by-law. vi. Eligibility criteria for students who rent one of the affordable rental bedroom accommodations will require that such student is receiving financial assistance under the Ontario Student Assistance Program. vii. The residence units which contain affordable rental bedroom accommodations shall be furnished and equipped with kitchen and bathroom facilities. d. The following matters are to be secured in the Section37 Agreement as a Legal convenience: i. The applicant shall provide an easement in favour of the City of Toronto in the form of the Privately Owned Publically Accessible (POPS) space on the site in the form of a publicly accessible square located at the southeast corner of The Pond Road and the extension of Haynes Avenue, as illustrated on the conceptual Landscape Plans issued on October 18, 2019. Any changes to the proposed POPS space shall be to the satisfaction of the Chief Planner and Executive Director, City Planning. ii. The applicant shall construct and maintain the development in accordance with Tier 1 performance measures of the Toronto Green Standard, Version 3.