2079-2111 Yonge Street, 9-11, 21, and 31 Hillsdale Avenue East and 12-18 Manor Road East - Official Plan and Zoning By-law Amendment Application - Decision Report - Refusal

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The decision

2024-03-20 · Toronto City Council · adopted

As filed

City Council on March 20 and 21, 2024, adopted the following: 1. City Council refuse the application for the Official Plan and Zoning By-law Amendment in its current form, for the lands municipally known as 2079-2111 Yonge Street, 9-11, 21, and 31 Hillsdale Avenue East and 12-18 Manor Road East for the reasons set out in the report (February 2, 2024) from the Director, Community Planning, Toronto and East York District.

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2. In the event the application is appealed to the Ontario Land Tribunal, City Council, pursuant to subsection 34 (11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan and Zoning By-law Amendment application, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 4. City Council direct the City Solicitor to request, in the event of an appeal to the Ontario Land Tribunal, the Ontario Land Tribunal to withhold its final order, until the following conditions are met: a. the final form of the Official Plan and Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including any appropriate holding (H) provisions; b. City Council has approved Rental Housing Demolition Application 23 201074 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the existing rental housing, and the owner has entered into, and registered on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act securing replacement of the existing rental dwelling units and all other rental housing related matters, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; c. the owner has revised the Functional Servicing and Stormwater Management Report, Hydrogeological Report, Hydrological Review Summary, and Groundwater Summary to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; d. all comments from Engineering and Construction Services contained in their November 23, 2023 memorandum are addressed to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and e. the owner has made satisfactory arrangements for the construction of any improvements to the municipal infrastructure in connection with the Functional Servicing and Stormwater Management Report, to be resubmitted for review and acceptance by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.

On the agenda

As the city filed it

The application proposes to amend the Official Plan and Zoning By-law to permit a 98.0 metre (29-storey excluding mechanical penthouse) mixed use building at 2079-2111 Yonge Street, 9-11, 21, and 31 Hillsdale Avenue East and 12-18 Manor Road East. The building would contain 486 residential units and 2,000 square metres of non-residential gross floor area. The application also proposes to partially retain an existing heritage building at 2111 Yonge Street.

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The existing buildings on site contain 31 rental dwelling units. A related Rental Housing Demolition and Conversion application to demolish and replace the existing rental dwelling units is under review. The application identifies additional lands to the east of the site at 35-41 Hillsdale Avenue East and 20 Manor Road East under the same ownership as the site. These lands are being contemplated as part of the required parkland conveyance. This report recommends refusal of the application to amend the Official Plan and Zoning By-law because the outstanding issues could not be resolved within the legislated timeline for decision of 120 days. If City Council does not make a decision within the legislated timeline, the City may be subject to a request to refund all or part of the application fees. The report also recommends that Staff work with the applicant to use mediation to resolve the outstanding issues.

Staff recommended

The Director, Community Planning Toronto and East York recommends that: 1. City Council refuse the application for the Official Plan and Zoning By-law Amendment in its current form, for the lands municipally known as 2079-2111 Yonge Street, 9-11, 21, and 31 Hillsdale Avenue East and 12-18 Manor Road East for the reasons set out in this report. 2. In the event the application is appealed to the Ontario Land Tribunal, City Council, pursuant to subsection 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan and Zoning By-law Amendment application, to the satisfaction of the Chief Planner and Executive Director, City Planning and City Solicitor.

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3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 4. City Council direct the City Solicitor to request that, in the event of an appeal to the Ontario Land Tribunal, the Tribunal withhold its final order, until the following conditions are met: a. the final form of the Official Plan and Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including any appropriate holding (H) provisions; b. City Council has approved Rental Housing Demolition Application 23 201074 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006 to permit the demolition of the existing rental housing, and the owner has entered into, and registered on title to the lands, an agreement pursuant to Section 111 of the City of Toronto Act securing replacement of the existing rental dwelling units and all other rental housing related matters, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; c. the owner has revised the Functional Servicing and Stormwater Management Report, Hydrogeological Report, Hydrological Review Summary, and Groundwater Summary to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; d. all comments from Engineering and Construction Services contained in their November 23, 2023 memorandum are addressed to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and e. the owner has made satisfactory arrangements for the construction of any improvements to the municipal infrastructure in connection with the Functional Servicing and Stormwater Management Report, to be resubmitted for review and acceptance by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.

Considered

2024-02-21 · Toronto and East York Community Council · adopted
Decision as filed
The Toronto and East York Community Council recommends that: 1. City Council refuse the application for the Official Plan and Zoning By-law Amendment in its current form, for the lands municipally known as 2079-2111 Yonge Street, 9-11, 21, and 31 Hillsdale Avenue East and 12-18 Manor Road East for the reasons set out in the report (February 2, 2024) from the Director, Community Planning, Toronto and East York District.
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2. In the event the application is appealed to the Ontario Land Tribunal, City Council, pursuant to subsection 34(11.0.0.1) of the Planning Act, use mediation, conciliation or other dispute resolution techniques in an attempt to resolve the Official Plan and Zoning By-law Amendment application, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor. 3. City Council authorize the City Solicitor and other appropriate staff to take any necessary steps to implement City Council's decision. 4. City Council direct the City Solicitor to request, in the event of an appeal to the Ontario Land Tribunal, the Ontario Land Tribunal to withhold its final order, until the following conditions are met: a. the final form of the Official Plan and Zoning By-law Amendments are to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, including any appropriate holding (H) provisions; b. City Council has approved Rental Housing Demolition Application 23 201074 STE 12 RH under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, to permit the demolition of the existing rental housing, and the owner has entered into, and registered on title to the lands, an Agreement pursuant to Section 111 of the City of Toronto Act securing replacement of the existing rental dwelling units and all other rental housing related matters, all to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning; c. the owner has revised the Functional Servicing and Stormwater Management Report, Hydrogeological Report, Hydrological Review Summary, and Groundwater Summary to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; d. all comments from Engineering and Construction Services contained in their November 23, 2023 memorandum are addressed to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; and e. the owner has made satisfactory arrangements for the construction of any improvements to the municipal infrastructure in connection with the Functional Servicing and Stormwater Management Report, to be resubmitted for review and acceptance by the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements to such infrastructure are required to support this development.
2024-03-20 · Toronto City Council · adopted

On the record

The item as the City filed it

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