Final Report - 3459 to 3471 Sheppard Avenue East - Zoning Amendment Application

Both vehicular and residential access to the building are located along Aragon Avenue which flanks the development site to the east. Three residential dwelling units are proposed to be located at grade along Aragon Avenue along with the residential lobby entrance for pedestrians. Access to the garage, loading, and short-term parking is provided along a private driveway taken from Aragon Avenue at the south end of the property. Parking for 209 vehicles and 216 bicycles are proposed at grade and within a 2-level underground parking structure. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) as implemented by the policies of the City of Toronto's Official Plan. The proposed development will contribute to residential intensification on an underutilized site on Sheppard Avenue East and improves street related retail and the public realm in accordance with Official Plan direction for reurbanizing Avenues. Further, it is recommended that a Section 37 contribution of $1,000,000 be secured to be directed towards local park improvements in Ward 22. This report reviews and recommends approval of the application to amend the Zoning By-law to permit the proposed development subject to the Bills being held from enactment to allow for the Owner to enter into a Section 37 Agreement and finalize the Servicing and Stormwater Management report.

submit a revised Functional Servicing Report to the Satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services which addresses matters as set out in the Engineering and Construction Services memorandum dated February 28, 2022; and b. enter into a financially secured development agreement for the construction of any improvements to the municipal infrastructure, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, if it is determined that upgrades are required to the infrastructure to support this development, according to the accepted Site Servicing Review. 4. Before introducing the necessary 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 the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, with such Agreement to be registered on title to the lands at 3459 to 3471 Sheppard Avenue East, in order to secure the following: a. the community benefits recommended to be secured in the Section 37 Agreement are as follows: i. an indexed cash contribution of $1,000,000.00 to be paid by the owner prior to the issuance of the first above-grade building permit for the new residential building, to be allocated towards improvements to parks and community facilities in Ward 22 provided that purpose is identified in the Toronto Official Plan and will benefit the community, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor; ii. the cash contribution set out in Recommendation 4.a.i. above 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 of execution of the Section 37 Agreement to the date of payment of the cash contribution by the owner to the City; and iii. in the event the cash contribution in Recommendation 4.a.i. above 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 of the site; and b. the following matter to be secured in the Section 37 Agreement as a legal convenience to support the development is as follows: i. the Owner will construct and maintain the development of the site in accordance with Tier 1, Toronto Green Standard, and the Owner will be encouraged to achieve Tier 2, Toronto Green Standard, or higher, where appropriate, consistent with the performance standards of Toronto Green Standards applicable at the time of the site plan application for each building on the site.