North York Community Council
The full agenda, as filed
All 29 items in the clerk’s order. Each carries the city’s own words: the staff recommendation, what the body decided, and its status. Nothing below is written by us.
NY14.1amended
The application proposes to develop the site with a 33-storey infill residential building with a height of 102.35 metres plus mechanical penthouse that would contain 354 residential dwelling units, to the west of the existing 19-storey residential building. Fifteen, three to four-storey townhouses are proposed fronting onto Don Mills Road. An additional 15 three to four-storey stacked townhouse units are proposed at the south of the site, fronting onto a new public street. The existing 19-storey rental apartment building containing 226 units would be retained. At the North York Community Council meeting on April 4, 2016, the applicant at 1650 Sheppard Avenue East was directed to develop a Context Plan for the lands bounded by Leith Hill Road to the north, Don Mills Road to the east, Sheppard Avenue East to the south, and St. Timothy's Catholic School to the west. The Context Plan is to address a number of matters including the provision of roads, parkland, open space, pedestrian linkages, and urban design and built form policies. The Block Context Plan Official Plan Amendment is before North York Community Council as part of the Request for Directions Report for 1650 Sheppard Avenue East (File No. 16 270525 NNY 33 OZ). The subject site is located within the boundary of the Block Context Plan. The Zoning By-law amendment application has been appealed to the Local Planning Appeal Tribunal (LPAT) on the basis that the city failed to make a decision within the prescribed time period set out in the Planning Act. The LPAT has scheduled a 5-day hearing to commence May 11, 2020. The revised Official Plan Amendment application has not been appealed to the LPAT. The Official Plan Amendment application proposes to amend Schedule 2: The Designation of Planned but Unbuilt Roads within the Official Plan by adding three new public streets in the block bound by Sheppard Avenue East, Don Mills Road, Leith Hill Road, and St. Timothy's Catholic School. 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 with the Toronto Official Plan, particularly as it relates to Apartment Neighbourhoods development criteria policies and the site is within close proximity to higher order transit and provides a range of housing types. The proposal conforms to the Sheppard East Subway Corridor Secondary Plan policies including sections related to the development node, and implementation. The Context Plan, draft Urban Design Guidelines, and associated Official Plan Amendment establish a planning framework for this quadrant, including the location of a new public road network, the requirement for a centrally located public park, policies to guide built form structure and transition, the requirement for provision of community services and facilities or affordable housing on each site, and holding provisions to ensure sufficient infrastructure exists and is installed. The proposal provides an appropriate separation and transition to the existing neighbourhoods, provides a new public road, and contributes part of a public road through the site which contributes to a larger public network through the quadrant as well as lands towards a new, centrally located public park. The proposed increase in height and density is subject to Section 37 of the Planning Act. The applicant has agreed to a contribution of $2,700,000 for Section 37 benefits. Staff and the applicant are negotiating the allocation of the Section 37 contribution with the aim of securing the provision of a community service use on the site, but further discussion with various City Divisions is required. The applicant and City Staff will continue to work on the allocation of the contribution. Staff will report back to City Council regarding the Section 37 benefits secured for this site, if staff determine that it is necessary. This report recommends that the City Solicitor, together with City Planning staff, and other appropriate city staff, attend the LPAT hearing in support of a settlement on the application based on the recommendations and comments contained within this report.
The North York Community Council recommends that: 1. City Council adopt Official Plan Amendment 490 which amends Schedule 2: The Designation of Planned but Unbuilt Roads of the Official Plan, substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (February 24, 2020) from the Acting Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment, as may be required. 3. City Council direct the City Solicitor, and appropriate City staff to attend the Local Planning Appeal Tribunal in support of the Zoning By-law Amendment application subject to Recommendations 4 to 11 below. 4. City Council direct the City Solicitor, and appropriate City Staff to continue discussions to resolve the outstanding matters related to the Section 37 contribution for the lands at 2600 Don Mills Road, and if necessary, attend the Local Planning Appeal Tribunal to support the appropriate allocation of Section 37 benefits as it relates to 2600 Don Mills Road. 5. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 1,122 square metres (the "Parkland Dedication"), with the exact location and configuration of the Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation as generally described in the report (February 24, 2020) from the Acting Director, Community Planning, North York District. 6. City Council direct that the Parkland Dedication will be secured through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, including the following: a. the owner's obligation to convey the Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; b. the Parkland Dedication to be transferred to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and in acceptable environmental condition and is to be conveyed to the City prior to the issuance of the first above-grade building permit, pursuant to the park policies set out in Section 3.2.3 of the Official Plan and to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; and c. the owner's obligation to coordinate with the owner of 1650 Sheppard Avenue East for the design, construction and completion of the base park, and if Recommendation 7 below is relied upon, above base park improvements for the combined parkland dedication between 2600 Don Mills Road and 1650 Sheppard Avenue East. 7. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the above base park improvements, should the owner elect to provide above base park improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the above base park improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. The owner will required to submit a design and cost estimate to be approved by the General Manager, Parks, Forestry and Recreation, and a letter of credit equal to 120-percent of the Parks and Recreation Development Charges payable for the development; and the letter of credit will be required prior to the issuance of the first above grade building permit. 8. City Council instruct the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of its Order on the Zoning By-law Amendment(s) until such a time as the Tribunal has been advised by the City Solicitor that: a. the final form and content of the Zoning By-law Amendment(s) are satisfactory to the Chief Planner and Executive Director, City Planning, and the City Solicitor, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services, and other appropriate Divisions, and, amongst other matters, includes: i. securing the rental tenure of the existing rental units, securing of the needed improvements with no pass through of costs to tenants, a tenant communication plan, and a construction mitigation plan, together with other appropriate matters; ii. securing the on-site parking ratios to the satisfaction of the General Manager, Transportation Services; iii. securing a minimum of 10-percent of all new units in the proposed 33-storey building as 3-bedroom units; iv. securing the required Parkland Dedication, and related matters, described in Recommendations 5 through 7 above.; and v. the requirement for appropriate matters, services, and facilities to be provided by the owner, at its expense, and pursuant to Section 37 of the Planning Act and other matters necessary to support development; b. a Section 37 Agreement satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, has been executed and registered on title to the lands to the satisfaction of the City Solicitor, securing the benefits and various matters required to support the development outlined in the report (February 24, 2020) from the Acting Director, Community Planning, North York District; c. the owner has, at its sole expense: i. submitted a revised Functional Servicing Report, including confirmation of water and fire flow, sanitary and storm water capacity, and a Stormwater Management Report and Hydrogeological Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure identified in the accepted Engineering Reports to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades and/or new infrastructure are required to support the development and such matters may be secured through the Draft Plan of Subdivision process satisfactory to the Chief Planner and Executive Director, City Planning, Chief Engineer and Executive Director, Engineering and Construction Services and City Solicitor; iii. made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the existing municipal infrastructure, should it be determined that new infrastructure and/or upgrades/improvements are required to the existing infrastructure, to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure; iv. submitted a revised Traffic Impact, Parking and Loading study acceptable to, and to the satisfaction of, the General Manager, Transportation Services and that such matters arising from such study, be secured if required; v. provided revised sun/shadow and wind study for review and acceptance by the City Planning Division to the satisfaction of the Chief Planner and Executive Director, City Planning; vi. submitted a Landscape Plan acceptable to, and to the satisfaction of, the Chief Planner and Executive Director, City Planning, and that such matters arising from the Landscape Plan, including but not limited to, public realm improvements, any privately owned publicly-accessible spaces, including rights of support, easements, insurance where appropriate, will also be implemented through the Site Plan Approval and/or Draft Plan of Subdivision, where appropriate, and the details of terms and conditions relating to any potential privately owned publicly-accessible spaces and pedestrian connections, including indemnity and insurance requirements will be included in the Section 37 Agreement; d. the owner, or jointly with the other owners on the Block constituting Leith Hill Road, Don Mills Road and Sheppard Avenue bounded by St. Timothy's School to the west in a manner satisfactory to the Chief Planner and Executive Director, City Planning, has submitted a Draft Plan of Subdivision for the lands, specifically the lands municipally known as 25 Leith Hill Road, 2600 Don Mills Road and 1650 Sheppard Avenue East, to implement the proposed development and redevelopment of the block and to secure matters such as lands to be conveyed to the City, new public streets, parkland dedication, and any required municipal infrastructure, as well as phasing of development on the Site (if necessary), to the satisfaction of the Chief Planner and Executive Director, City Planning and the Chief Engineer and Executive Director, Engineering and Construction Services; and e. the Local Planning Appeal Tribunal has issued its decision with respect to Official Plan Amendment 476 (File No. 16 270525 NNY 33 OZ) associated with the property at 1650 Sheppard Avenue East which identifies the northwest quadrant of the Sheppard Avenue East and Don Mills Road intersection as a key development site having a maximum density of 3.99 times the lot area. 9. City Council direct that the following matters be addressed through the Site Plan Approval process: a. should any mitigation measures be required resulting from the review of the sun/shadow and wind study, those mitigation measures will be secured within the Site Plan Control Agreement; b. prior to the commencement of any excavation and shoring work, the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services, and the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the Toronto Catholic District School Board and thereafter shall implement the plan during the course of construction. The Construction Management Plan will include, but not be limited to the following construction-related details: noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, parking and laneway uses and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, including matters related to the construction of streets or infrastructure, and any other matters requested by the Chief Planner and Executive Director, City Planning, and the City Solicitor and such general obligations, to be secured in the section 37 agreement; and c. the owner shall convey the required right-of-way widening of 1.44 metres along Leith Hill Road to the City, including any required environmental assessments, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; 10. City Council authorize the City Solicitor to enter into an agreement pursuant to Section 37 of the Planning Act as follows: a. a community benefit contribution with a value of no less than two million seven hundred thousand ($2,700,00.00) dollars, whereby the allocation of which will be negotiated with the owner and appropriate City divisions, including the local councillor; b. should the community benefit contribution be directed to an on-site community facility, authorize the City Solicitor, and appropriate City staff, to obtain an interest in land, whether a stratified conveyance or leasehold interest, or otherwise acceptable arrangement in consultation with the Director, Real Estate Services, to implement the on-site community benefit facility, and where such a facility may involve other operating divisions, that the implementation of such a facility be consistent with City guidelines for such a facility; c. the amount of funds allocated towards a community benefit referred to in Recommendation 10.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135, or its successor, calculated from the date of the Agreement to the date of payment; d. in the event the amount of funds allocated towards a community benefit referred to in Recommendation 10.a. above cannot be directed for the determined purpose within five years of the amending Zoning By-law coming into full force and effect, the amount of funds allocated towards a community benefit may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in Official Plan Policy 5.1.1 and will benefit the community in the vicinity of the lands; 11. City Council direct that the following matters are also to be secured in the Section 37 Agreement as matters required to support the development of the lands, including: a. the owner construct and maintain the development of the Site in accordance with Tier 2 performance measures of the Toronto Green Standard, and the owner will be encouraged to achieve Toronto Green Standard, Tier 3 or higher, where appropriate; b. prior to Site Plan Approval for the development, the owner shall provide a Construction Mitigation Plan and Tenant Communication Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning and thereafter the owner shall implement such strategy; c. the owner shall continue to provide and maintain the 226 existing rental dwelling units in the existing apartment building at 2600 Don Mills Road as rental housing, together with the new and retained associated facilities and amenities of the existing apartment building, for a period of at least 20 years commencing from the date of the Zoning By-laws coming into full force and effect and with no applications for demolition or conversion from residential rental use during such 20 year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; d. the owner shall provide, repair, operate and/or maintain at its sole expense, improvements for tenants of the existing apartment building, all to the satisfaction of the Chief Planner and Executive Director, City Planning or his designate, including, but not limited to the following: i. 1,259 square metres of new indoor amenity space in the new 33-storey residential building, which may include but not be limited to an indoor swimming pool, exercise spaces, a pet spa and multi-purpose spaces for use by tenants of the existing apartment building and new building, to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning prior to Site Plan Approval; ii. 360 square metres of programmed outdoor amenity areas on the site, including but not limited to outdoor seating and BBQs, a dog run to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning prior to Site Plan Approval; iii. a renovated two-storey lobby in the existing apartment building to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning prior to Site Plan Approval. This renovated lobby for the existing apartment building shall be provided prior to issuance of the first above-grade building permit for the new 33-storey residential building; iv. a new indoor recycling/bulk and organics storage area in the existing apartment building to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning prior to Site Plan Approval; and v. new indoor bicycle parking spaces and new outdoor bicycle parking spaces for tenants of the existing apartment building; e. the owner shall provide, repair, operate and/or maintain, at its sole expense, additional improvements informed by the results of a tenant survey, to be identified and designed to the satisfaction of the Chief Planner and Executive Director, City Planning, prior to Site Plan Approval; f. the owner shall provide tenants of the existing apartment building with access to all indoor and outdoor amenities within and adjacent to the proposed buildings on the site at no extra charge to the tenants and with no pass-through cost to tenants of the existing building. Access and the use of these amenities shall be on the same terms and conditions as any other resident in the new buildings; g. the owner shall provide and maintain 147 indoor vehicle parking spaces, to be made available to tenants of the existing apartment building. The owner shall provide tenants of the existing apartment building who rented or had access to a vehicle parking space prior to the Zoning By-law Amendment coming into force and effect with the first priority to rent of one of these 147 indoor vehicle parking spaces; h. the costs of the improvements to the existing apartment building and associated spaces within and outside the existing apartment building, new indoor and outdoor amenity spaces in the new 33-storey residential building and improvements and costs to facilitate the development of the proposed buildings, as described above, shall not be passed on to the tenants of the existing apartment building in any form, including by way of an application to the Landlord Tenant Board, or to any successor tribunal with jurisdiction to hear applications made under the Residential Tenancies Act, for the purpose of obtaining an increase in residential rent above the applicable guideline, or in the form of any additional costs and charges; i. the owner agrees to implement the required mitigation measures from the accepted Wind Study, Parking and Traffic Impact Study, and Landscape Plan, through the Site Plan approval process for the Site to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning. 12. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council adopt Official Plan Amendment 490 which amends Schedule 2: The Designation of Planned but Unbuilt Roads of the Official Plan, substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 5 to the report (February 24, 2020) from the Acting Director, Community Planning, North York District. 2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment, as may be required. 3. City Council direct the City Solicitor, and appropriate City staff to attend the Local Planning Appeal Tribunal in support of the Zoning By-law Amendment application subject to Recommendations 4 to 11 below. 4. City Council direct the City Solicitor, and appropriate City Staff to continued discussions to resolve the outstanding matters related to the Section 37 contribution for the lands at 2600 Don Mills Road, and if necessary, attend the Local Planning Appeal Tribunal to support the appropriate allocation of Section 37 benefits as it relates to 2600 Don Mills Road. 5. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 1,221 square metres (the "Parkland Dedication"), with the exact location and configuration of the Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation as generally described in the report (February 24, 2020) from the Acting Director, Community Planning, North York District. 6. City Council direct that the Parkland Dedication will be secured through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, including the following: a. the owner's obligation to convey the Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; b. the Parkland Dedication to be transferred to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and in acceptable environmental condition and is to be conveyed to the City prior to the issuance of the first above-grade building permit, pursuant to the park policies set out in Section 3.2.3 of the Official Plan and to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; and c. the owner's obligation to coordinate with the owner of 1650 Sheppard Avenue East for the design, construction and completion of the base park, and if Recommendation 7 below is relied upon, above base park improvements for the combined parkland dedication between 2600 Don Mills Road and 1650 Sheppard Avenue East. 7. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the above base park improvements, should the owner elect to provide above base park improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the above base park improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. The owner will required to submit a design and cost estimate to be approved by the General Manager, Parks, Forestry and Recreation, and a letter of credit equal to 120-percent of the Parks and Recreation Development Charges payable for the development; and the letter of credit will be required prior to the issuance of the first above grade building permit. 8. City Council instruct the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of its Order on the Zoning By-law Amendment(s) until such a time as the Tribunal has been advised by the City Solicitor that: a. the final form and content of the Zoning By-law Amendment(s) are satisfactory to the Chief Planner and Executive Director, City Planning, and the City Solicitor, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services, and other appropriate Divisions, and amongst other matters includes: i. securing the rental tenure of the existing rental units, securing of the needed improvements with no pass through of costs to tenants, a tenant communication plan, and a construction mitigation plan, together with other appropriate matters; ii. securing the on-site parking ratios to the satisfaction of the General Manager, Transportation Services; iii. securing a minimum of 10-percent of all new units in the proposed 33-storey building as 3-bedroom units; iv. securing the required Parkland Dedication, and related matters, described in Recommendations 5 through 7 above.; and v. the requirement for appropriate matters, services, and facilities to be provided by the owner, at its expense, and pursuant to Section 37 of the Planning Act and other matters necessary to support development; b. a Section 37 Agreement satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, has been executed and registered on title to the lands to the satisfaction of the City Solicitor, securing the benefits and various matters required to support the development outlined in the report (February 24, 2020) from the Acting Director, Community Planning, North York District; c. the owner has, at its sole expense: i. submitted a revised Functional Servicing Report, including confirmation of water and fire flow, sanitary and storm water capacity, Stormwater Management Report and Hydrogeological Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure identified in the accepted Engineering Reports to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, should it be determined that improvements or upgrades and/or new infrastructure are required to support the development and such matters may be secured through the Draft Plan of Subdivision process satisfactory to the Chief Planner and Executive Director, City Planning, Chief Engineer and Executive Director, Engineering and Construction Services and City Solicitor; iii. made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the existing municipal infrastructure, should it be determined that new infrastructure and/or upgrades/improvements are required to the existing infrastructure, to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure; iv. submitted a revised Traffic Impact, Parking and Loading study acceptable to, and to the satisfaction of, the General Manager, Transportation Services and that such matters arising from such study, be secured if required; v. provided revised sun/shadow and wind study for review and acceptance by the City Planning Division to the satisfaction of the Chief Planner and Executive Director, City Planning; vi. submitted a Landscape Plan acceptable to, and to the satisfaction of, the Chief Planner and Executive Director, City Planning, and that such matters arising from the Landscape Plan, including but not limited to, public realm improvements, any privately owned publicly-accessible spaces (POPS), including rights of support, easements, insurance where appropriate, will also be implemented through the Site Plan Approval and/or Draft Plan of Subdivision, where appropriate, and the details of terms and conditions relating to any potential POPS Areas and pedestrian connections, including indemnity and insurance requirements will be included in the Section 37 Agreement; d. the owner, or jointly with the other owners on the Block constituting Leith Hill Road, Don Mills Road and Sheppard Avenue bounded by St. Timothy's School to the west in a manner satisfactory to the Chief Planner and Executive Director, City Planning, has submitted a Draft Plan of Subdivision for the lands, specifically the lands municipally known as 25 Leith Hill Road, 2600 Don Mills Road and 1650 Sheppard Avenue East, to implement the proposed development and redevelopment of the block and to secure matters such as lands to be conveyed to the City, new public streets, parkland dedication, and any required municipal infrastructure, as well as phasing of development on the Site (if necessary), to the satisfaction of the Chief Planner and Executive Director, City Planning and the Chief Engineer and Executive Director, Engineering and Construction Services. e. the Local Planning Appeal Tribunal (LPAT) has issued its decision with respect to Official Plan Amendment 476 (File No. 16 270525 NNY 33 OZ) associated with the property at 1650 Sheppard Avenue East which identifies the northwest quadrant of the Sheppard Avenue East and Don Mills Road intersection as a key development site having a maximum density of 3.99 times the lot area. 9. City Council direct that the following matters be addressed through the Site Plan Approval process: a. should any mitigation measures be required resulting from the review of the sun/shadow and wind study, those mitigation measures will be secured within the Site Plan Control Agreement; b. prior to the commencement of any excavation and shoring work, the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Planner and Executive Director, City Planning Division, the General Manager, Transportation Services, and Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the Toronto Catholic District School Board and thereafter shall implement the plan during the course of construction. The Construction Management Plan will include, but not be limited to the following construction-related details: noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, parking and laneway uses and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, including matters related to the construction of streets or infrastructure, and any other matters requested by the Chief Planner and Executive Director, City Planning, and City Solicitor and such general obligations, to be secured in the section 37 agreement; and c. the owner shall convey the required right-of-way widening of 1.44 metres along Leith Hill Road to the City, including any required environmental assessments, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; 10. City Council authorize the City Solicitor to enter into an agreement pursuant to Section 37 of the Planning Act as follows: a. a community benefit contribution with a value of no less than two million seven hundred thousand ($2,700,00.00) dollars, whereby the allocation of which will be negotiated with the owner and appropriate City divisions, including the local councillor; b. should the community benefit contribution be directed to an on-site community facility, authorize the City Solicitor, and appropriate City staff, to obtain an interest in land, whether a stratified conveyance or leasehold interest, or otherwise acceptable arrangement in consultation with the Director, Real Estate Services, to implement the on-site community benefit facility, and where such a facility may involve other operating divisions, that the implementation of such a facility be consistent with City guidelines for such a facility; c. the amount of funds allocated towards a community benefit referred to in Recommendation 10.a. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135, or its successor, calculated from the date of the Agreement to the date of payment; d. in the event the amount of funds allocated towards a community benefit referred to in Recommendation 10.a. above cannot be directed for the determined purpose within five years of the amending Zoning By-law coming into full force and effect, the amount of funds allocated towards a community benefit may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in Official Plan Policy 5.1.1 and will benefit the community in the vicinity of the lands; 11. City Council direct that the following matters are also to be secured in the Section 37 Agreement as matters required to support the development of the lands, including: a. the owner construct and maintain the development of the Site in accordance with Tier 1 performance measures of the Toronto Green Standard, and the owner will be encouraged to achieve Toronto Green Standard, Tier 2 or higher, where appropriate; b. prior to Site Plan Approval for the development, the owner shall provide a Construction Mitigation Plan and Tenant Communication Plan, to the satisfaction of the Chief Planner and Executive Director, City Planning and thereafter the owner shall implement such strategy; c. the owner shall continue to provide and maintain the 226 existing rental dwelling units in the existing apartment building at 2600 Don Mills Road as rental housing, together with the new and retained associated facilities and amenities of the existing apartment building, for a period of at least 20 years commencing from the date of the Zoning By-laws coming into full force and effect and with no applications for demolition or conversion from residential rental use during such 20 year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; d. the owner shall provide, repair, operate and/or maintain at its sole expense, improvements for tenants of the existing apartment building, all to the satisfaction of the Chief Planner and Executive Director, City Planning Division or his designate, including, but not limited to the following: i. 1,259 square metres of new indoor amenity space in the new 33-storey residential building, which may include but not be limited to an indoor swimming pool, exercise spaces, a pet spa and multi-purpose spaces for use by tenants of the existing apartment building and new building, to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning Division prior to Site Plan Approval; ii. 360 square metres of programmed outdoor amenity areas on the site, including but not limited to outdoor seating and BBQs, a dog run to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning Division prior to Site Plan Approval; iii. a renovated two-storey lobby in the existing apartment building to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning Division prior to Site Plan Approval. This renovated lobby for the existing apartment building shall be provided prior to issuance of the first above-grade building permit for the new 33-storey residential building; iv. a new indoor recycling/bulk and organics storage area in the existing apartment building to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning Division prior to Site Plan Approval; and v. new indoor bicycle parking spaces and new outdoor bicycle parking spaces for tenants of the existing apartment building; e. the owner shall provide, repair, operate and/or maintain, at its sole expense, additional improvements informed by the results of a tenant survey, to be identified and designed to the satisfaction of the Chief Planner and Executive Director, City Planning, prior to Site Plan Approval; f. the owner shall provide tenants of the existing apartment building with access to all indoor and outdoor amenities within and adjacent to the proposed buildings on the site at no extra charge to the tenants and with no pass-through cost to tenants of the existing building. Access and the use of these amenities shall be on the same terms and conditions as any other resident in the new buildings; g. the owner shall provide and maintain 147 indoor vehicle parking spaces, to be made available to tenants of the existing apartment building. The owner shall provide tenants of the existing apartment building who rented or had access to a vehicle parking space prior to the Zoning By-law Amendment coming into force and effect with the first priority to rent of one of these 147 indoor vehicle parking spaces; h. the costs of the improvements to the existing apartment building and associated spaces within and outside the existing apartment building, new indoor and outdoor amenity spaces in the new 33-storey residential building and improvements and costs to facilitate the development of the proposed buildings, as described above, shall not be passed on to the tenants of the existing apartment building in any form, including by way of an application to the Landlord Tenant Board, or to any successor tribunal with jurisdiction to hear applications made under the Residential Tenancies Act, for the purpose of obtaining an increase in residential rent above the applicable guideline, or in the form of any additional costs and charges; i. the owner agrees to implement the required mitigation measures from the accepted Wind Study, Parking and Traffic Impact Study, and Landscape Plan, through the Site Plan approval process for the Site to the satisfaction of the Chief Planner and Executive Director, City Planning; and j. the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning. 12. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement City Council's decision.
NY14.2adopted
Refusal Report - Official Plan Amendment and Zoning By-law Amendment Application - 2 Sandfield Road
This combined application proposes to amend Official Plan policies and Zoning By-laws applicable to the lands at 2 Sandfield Road to permit a seven-unit townhouse block fronting York Mills Road. The proposed townhouse block would be three storeys in height with a total gross floor area of 2,066.6 square metres (including the basement) and a floor space index of 1.3 times the area of the lot. Vehicular access would be provided from Sandfield Road. The existing detached dwelling fronting Sandfield Road would be demolished. The proposed building type and orientation, lot pattern and zoning provisions are not in keeping with the character of the neighbourhood, or the policies of the Official Plan. The proposal would not respect and reinforce the existing physical character of the geographic neighbourhood. This report reviews and recommends refusal of the application to amend the Official Plan and Zoning By-law. This report also seeks City Council's direction for the City Solicitor, together with the appropriate City staff, to attend the Local Planning Appeal Tribunal hearing to oppose the application in the event that it is appealed to the Local Planning Appeal Tribunal.
The North York Community Council recommends that: 1. City Council refuse the application to amend the Official Plan and Zoning By-laws applicable to 2 Sandfield Road for the following reasons: a. the proposal is not in keeping with the building type and built form character of the geographic neighbourhood, and does not conform to the policies of the Toronto Official Plan; and b. the approval of the proposal would create a negative condition and context that would undermine the stable geographic neighbourhood character. 2. City Council authorize the City Solicitor, together with City Planning and other appropriate staff, to appear before the Local Planning Appeal Tribunal in support of City Council's decision to refuse the application, in the event the application is appealed to the Local Planning Appeal Tribunal. 3. City Council direct City staff to continue discussions with the applicant to address issues identified in the report (February 24, 2020) from the Acting Director, Community Planning, North York District.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council refuse the application to amend the Official Plan and Zoning By-laws applicable to 2 Sandfield Road for the following reasons: a. the proposal is not in keeping with the building type and built form character of the geographic neighbourhood, and does not conform to the policies of the Toronto Official Plan; and b. the approval of the proposal would create a negative condition and context that would undermine the stable geographic neighbourhood character. 2. City Council authorize the City Solicitor, together with City Planning and other appropriate staff, to appear before the Local Planning Appeal Tribunal in support of City Council's decision to refuse the application, in the event the application is appealed to the Local Planning Appeal Tribunal. 3. City Council direct City staff to continue discussions with the applicant to address issues identified in this report from the Acting Director, Community Planning, North York District.
NY14.3adopted
This application proposes to amend the Official Plan and Zoning By-law for the properties at 2490-2514 Yonge Street, 10-12 Castlefield Avenue, and portions of 20 Castlefield Avenue and 567 Duplex Avenue to permit a 14-storey (50.4 metres - excluding mechanical penthouse) mixed use building containing 150 dwelling units and retail uses at grade along Yonge Street. Portions of the existing heritage building (Capitol Theatre) located at 2490-2506 Yonge St are proposed to be conserved. The Capitol Theatre façade, and existing canopy structure, are proposed to be incorporated into the development. The Capitol Theatre would be commemorated by replication of its volume on the ground floor, and the vestibule space would be rebuilt to a similar footprint. A total of 191 vehicular parking spaces are proposed that would be accessed from a driveway off of Castlefield Avenue. The proposal has an overall gross floor area of 18,675 square metres, of which 1,403 square metres are proposed to be dedicated to non-residential uses at grade, with the remaining 17,271 square metres of gross floor area dedicated to residential uses. An overall floor space index (FSI) of 6.21 is proposed. A total of 162 bicycle parking spaces are proposed for the development, of which 24 are proposed to be located at grade, with the remaining 138 bicycle parking spaces located within the first level of underground parking. The proposal includes a proposed land exchange with the City, where approximately 650 square metres of Toronto Parking Authority lands with frontage on Castlefield Avenue would be acquired by the applicant to be incorporated in the proposed development proposal in exchange for an equivalent or nearly equivalent area of land with frontage on Duplex Avenue to be conveyed to the City (see Attachment 7). 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 is in keeping with the intent of the Toronto Official Plan, particularly as it relates to intensifying a Mixed Use Areas site within close proximity to higher order transit and providing a range of housing types. The proposal provides an appropriate separation to the existing neighbourhoods to the west and provides an improved public realm along both street frontages with new sidewalks and landscaping. In addition, the proposal conserves a heritage resource on site (Capitol Theatre), and provides improved views to the Orange Hall, an adjacent listed heritage building. The proposed Section 37 benefits will include improvements to Northern District Library. This report reviews and recommends approval of the applications to amend the Official Plan and Zoning By-law.
North York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at portions of 20 Castlefield Avenue and 567 Duplex Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 8 to the report (January 3, 2020) from the Director, Community Planning, North York District. 2. City Council amend Zoning By-law 438-86 for the lands at 2490-2514 Yonge Street, 10-12 Castlefield Avenue, and portions of 20 Castlefield Avenue and 567 Duplex Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 9b to the report (January 3, 2020) from the Director, Community Planning, North York District. 3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2490-2514 Yonge Street, 10-12 Castlefield Avenue, and portions of 20 Castlefield Avenue and 567 Duplex Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 9a to the report (January 3, 2020) from the Director, Community Planning, North York District. 4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendments as may be required. 5. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. prior to the issuance of the first building permit, cash contribution of $1,500,000.00 of which: i. $1,000,000 will be allocated to the acquisition and/or improvement of public parks in the immediate vicinity; and ii. $500,000 will be allocated to the Toronto Public Library for Northern District Branch improvements. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. the Owner shall enter into a Heritage Easement Agreement with the City for the property at 2490-2506 Yonge Street in accordance with the plans and drawings dated November 1, 2019, prepared by Turner Fleischer Architects, and on file with the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, the Heritage Impact Assessment prepared by GBCA Architects, October 31, 2019, and in accordance with the Conservation Plan required to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, including registration of such agreement to the satisfaction of the City Solicitor; ii. the owner shall 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 prepared by GBCA Architects, October 31, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; iii. the owner shall provide an Interpretation Plan for the heritage property, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; iv. the owner shall incorporate in the construction of the building, the exterior materials as shown on 1:50 scale drawings and a heritage plaque for the Capitol Theatre as approved by the Chief Planner and Executive Director, City Planning, and submitted as part of the Site Plan Control process; and v. the owner shall construct and maintain the development in accordance with Tier 1 performance measures of the TGS. 6. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to: a. submit to the Chief Engineer and Executive Director, Engineering and Construction Services for review and acceptance, a revised Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure at no cost to the City, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services. 7. City Council direct the Chief Planner and Executive Director, City Planning, to initiate an Official Plan Amendment application to redesignate the lands currently utilized by the Toronto Parking Authority at 20 Castlefield Avenue and 565 Duplex Avenue, save and except the lands subject to the proposed land exchange, to Parks and Open Space Areas in consultation with the General Manager, Parks, Forestry and Recreation.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at portions of 20 Castlefield Avenue and 567 Duplex Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 8 to this report. 2. City Council amend Zoning By-law 438-86 for the lands at 2490-2514 Yonge Street, 10-12 Castlefield Avenue, and portions of 20 Castlefield Avenue and 567 Duplex Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9b to this report. 3. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2490-2514 Yonge Street, 10-12 Castlefield Avenue, and portions of 20 Castlefield Avenue and 567 Duplex Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9a to this report. 4. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendments as may be required. 5. Before introducing the necessary Bills to City Council for enactment, require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. prior to the issuance of the first building permit, cash contribution of $1,500,000.00 of which: i. $1,000,000 will be allocated to the acquisition and/or improvement of public parks in the immediate vicinity; and ii. $500,000 will be allocated to the Toronto Public Library for Northern District Branch improvements. b. the following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. the Owner shall enter into a Heritage Easement Agreement with the City for the property at 2490-2506 Yonge Street in accordance with the plans and drawings dated November 1, 2019, prepared by Turner Fleischer Architects, and on file with the Senior Manager, Heritage Preservation Services, the Heritage Impact Assessment prepared by GBCA Architects, October 31, 2019, and in accordance with the Conservation Plan required to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such agreement to the satisfaction of the City Solicitor; ii. the owner shall 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 prepared by GBCA Architects, October 31, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; iii. the owner shall provide an Interpretation Plan for the heritage property, to the satisfaction of the Senior Manager, Heritage Preservation Services, and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; iv. the owner shall incorporate in the construction of the building, the exterior materials as shown on 1:50 scale drawings and a heritage plaque for the Capitol Theatre as approved by the Chief Planner and Executive Director, City Planning Division, and submitted as part of the Site Plan Control process; and v. the owner shall construct and maintain the development in accordance with Tier 1 performance measures of the TGS. 6. Before introducing the necessary Bills to City Council for enactment, the owner is required to: a. submit to the Chief Engineer & Executive Director of Engineering and Construction Services for review and acceptance, a revised Functional Servicing Report to determine the storm water runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development; and b. make satisfactory arrangements with Engineering and Construction Services and enter into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure at no cost to the City, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Functional Servicing Report accepted by the Chief Engineer & Executive Director of Engineering and Construction Services. 7. City Council direct the Chief Planner and Executive Director, City Planning Division, to initiate an Official Plan Amendment application to redesignate the lands currently utilized by the Toronto Parking Authority at 20 Castlefield Avenue and 565 Duplex Avenue, save and except the lands subject to the proposed land exchange, to Parks and Open Space Areas in consultation with the General Manager, Parks, Forestry and Recreation.
NY14.4adopted
This report recommends that City Council approve the proposed alterations to the heritage properties located within the proposed development site at 2490-2514 Yonge Street, that Council state its Intention to Designate the properties at 2490 Yonge Street (including entrance addresses 2492-2502 Yonge Street) and 2506 Yonge Street (including entrance addresses 2508-2510 Yonge Street) under Part IV, Section 29 of the Ontario Heritage Act, and that Council grant authority to enter into a Heritage Easement Agreement for the subject properties. The property at 2490-2506 Yonge Street, the Capitol Theatre Building, was added to the City of Toronto's Heritage Register by City Council on November 9, 2016. The application proposes to retain the eastern elevation of 2490-2506 Yonge Street along Yonge Street and a portion of the southern elevation of 2490-2506 Yonge Street along Castlefield Avenue. These elevations will be incorporated into a new, 14-storey mixed-use residential building encompassing 2490-2514 Yonge Street, 10-12 Castlefield Avenue and portions of 20 Castlefield Avenue and 567 Duplex Avenue.
The North York Community Council recommends that: 1. City Council state its intention to designate the property at 2490-2506 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance: 2490-2506 Yonge Street (Reasons for Designation) attached as Attachment 4 to the report (November 18, 2019) from the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 2. If there are no objections to the designations in accordance with Section 29(6) of the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bill in City Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with Section 29(7) of the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 4. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of City Council's decision on the designation of the property. 5. City Council approve the alterations to the heritage properties at 2490-2506 Yonge Street in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a 14-storey building on the lands known municipally as 2490-2514 Yonge Street, with such alterations substantially in accordance with plans and drawings dated November 1, 2019, prepared by Turner Fleischer Architects, and on file with the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, Urban Design, City Planning; and the Heritage Impact Assessment, prepared by GBCA Architects, October 31, 2019, and on file with the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning and subject to the following additional conditions: a. that prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 2490-2506 Yonge Street in accordance with the plans and drawings dated November 1, 2019, prepared by Turner Fleischer Architects, and on file with the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, the Heritage Impact Assessment prepared by GBCA Architects, October 31, 2019, and in accordance with the Conservation Plan required in Recommendation 6.a.2 below to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning including registration of such agreement to the satisfaction of the City Solicitor; 2. 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 prepared by GBCA Architects, October 31, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; b. that prior to final Site Plan approval for the proposed Zoning By-law Amendment by City Council for the property located at 2490-2506 Yonge Street the owner shall: 1. provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 5.a.2 to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 2. have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 4. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; c. that prior to the issuance of any permit for all or any part of the property 2490-2506 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning, the owner shall: 1. have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 2. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 5.a.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 3. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services, Urban Design, City Planning to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. d. that prior to the release of the Letter of Credit required in Recommendation 5.c.3, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning; 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services, Urban Design, City Planning. 6. City Council authorize the entering into of a heritage easement agreement under Section 37 of the Ontario Heritage Act with the owner of 2490-2506 Yonge Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 7. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into a heritage easement agreement for the property at 2490-2506 Yonge Street.
Staff recommendation as filed
The Senior Manager, Heritage Preservation Services, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 2490-2506 Yonge Street under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance: 2490-2506 Yonge Street (Reasons for Designation) attached as Attachment 4 to the November 18, 2019 report from the Senior Manager, Heritage Preservation Services. 2. If there are no objections to the designations in accordance with Section 29(6) of the Ontario Heritage Act, City Council authorize the City Solicitor to introduce the bill in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with Section 29(7) of the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 4. If the designation is referred to the Conservation Review Board, City Council authorize the City Solicitor and appropriate staff to attend any hearing held by the Conservation Review Board in support of Council's decision on the designation of the property. 5. City Council approve the alterations to the heritage properties at 2490-2506 Yonge Street in accordance with Section 33 of the Ontario Heritage Act, to allow for the construction of a 14-storey building on the lands known municipally as 2490-2514 Yonge Street, with such alterations substantially in accordance with plans and drawings dated November 1, 2019, prepared by Turner Fleischer Architects, and on file with the Senior Manager, Heritage Preservation Services; and the Heritage Impact Assessment, prepared by GBCA Architects, October 31, 2019, and on file with the Senior Manager, Heritage Preservation Services, all subject to and in accordance with a Conservation Plan satisfactory to the Senior Manager, Heritage Preservation Services and subject to the following additional conditions: a. that prior to the introduction of the bills for such Zoning By-law Amendment by City Council, the owner shall: 1. enter into a Heritage Easement Agreement with the City for the property at 2490-2506 Yonge Street in accordance with the plans and drawings dated November 1, 2019, prepared by Turner Fleischer Architects, and on file with the Senior Manager, Heritage Preservation Services, the Heritage Impact Assessment prepared by GBCA Architects, October 31, 2019, and in accordance with the Conservation Plan required in Recommendation 6.a.2 below to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such agreement to the satisfaction of the City Solicitor; 2. 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 prepared by GBCA Architects, October 31, 2019, to the satisfaction of the Senior Manager, Heritage Preservation Services; b. that prior to final Site Plan approval for the proposed Zoning By-law Amendment by City Council for the property located at 2490-2506 Yonge Street the owner shall: 1. provide final site plan drawings substantially in accordance with the approved Conservation Plan required in Recommendation 6.a.2 to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 3. provide a Heritage Lighting Plan that describes how the exterior of the heritage property will be sensitively illuminated to enhance its heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; 4. submit a Signage Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; 5. provide an Interpretation Plan for the subject property, to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; c. that prior to the issuance of any permit for all or any part of the property 2490-2506 Yonge Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: 1. have obtained final approval for the necessary Zoning By-law Amendment required for the subject property, such Amendment to have come into full force and effect; 2. provide building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in Recommendation 6.a.2, including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; 3. provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, and approved Interpretation Plan. d. that prior to the release of the Letter of Credit required in Recommendation 6.c.3, the owner shall: 1. provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work and the required interpretive work has been completed in accordance with the Conservation Plan and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; 2. provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services. 6. City Council authorize the entering into of a heritage easement agreement under Section 37 of the Ontario Heritage Act with the owner of 2490-2506 Yonge Street in a form and content satisfactory to the City Solicitor and the Chief Planner and Executive Director, City Planning. 7. City Council authorize the City Solicitor to introduce the necessary bill in Council authorizing the entering into a heritage easement agreement for the property at 2490-2506 Yonge Street.
NY14.5amended
This application proposes to amend the Official Plan and Zoning By-laws in order to permit infill development on the site. The applicant proposes a 31-storey residential building, with a height of 94.5 metres plus mechanical penthouse that would contain 319 residential dwelling units, to be located to the north of the existing 15-storey residential building. Twelve 3-storey townhouses, with an overall height of 15.6 metres, are proposed at the eastern limit of the site, adjacent to Sheppard Avenue East. The existing 15-storey residential building containing 149 units will be retained. At the North York Community Council meeting on April 4, 2016, the applicant was directed to develop a Context Plan for the lands bounded by Leith Hill Road to the north, Don Mills Road to the east, Sheppard Avenue East to the south, and St. Timothy's Catholic School to the west. The Context Plan is to address a number of matters including the provision of roads, parkland, open space, pedestrian linkages, and urban design and built form policies. The context plan forms part of this Official Plan Amendment. The Official Plan and Zoning By-law amendment applications have been appealed to the Local Planning Appeal Tribunal (LPAT) on the basis that the city failed to make a decision within the prescribed time period set out in the Planning Act. The LPAT has scheduled a 5-day hearing for May 11, 2020 for 2600 Don Mills Road, which may be used as a Settlement Hearing for both 1650 Sheppard Avenue East and 2600 Don Mills Road. The LPAT has also set aside 5 days for a hearing commencing October 26, 2020, if a settlement cannot be reached. 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 with the Toronto Official Plan, particularly as it relates to Apartment Neighbourhoods development criteria policies as the site is within close proximity to higher order transit and provides a range of housing types. The proposal conforms to the Sheppard East Subway Corridor Secondary Plan policies including sections related to the development node, and implementation. The Context Plan, draft Urban Design Guidelines, and associated Official Plan Amendment establish a planning framework for this quadrant, including the location of a new public road network, the requirement for a centrally located public park, policies to guide built form structure and transition, the requirement for provision of community services and facilities or affordable housing on each site, and holding provisions to ensure sufficient infrastructure exists and is installed. The proposal provides an appropriate separation and transition to the existing neighbourhoods, provides a new public road, and contributes part of a public road through the site which contributes to a larger public network through the quadrant as well as lands towards a new, centrally located public park. The proposed Section 37 benefits will include affordable dwelling units within the 31-storey building, as well as a cash contribution of $1.5 million dollars. This report recommends that the City Solicitor, together with City Planning staff, and other appropriate city staff, attend the LPAT hearing in support of a settlement on the application based on the recommendations and comments contained within this report.
The North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City Staff to attend the Local Planning Appeal Tribunal hearing in support of the revised Official Plan Amendment and Zoning By-law Amendment applications, subject to Recommendations 2 through 10 below. 2. City Council accept an on-site parkland dedication having a minimum size of 383 square metres and an off-site parkland dedication having a minimum size of 99 square metres on the lands municipally known as 2600 Don Mills Road, pursuant to Section 42 of the Planning Act and Chapter 415 of the Municipal Code (collectively "Parkland Dedication") with the exact location and configuration of the Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation as generally described in the report (February 24, 2020) from the Acting Director, Community Planning, North York District. 3. City Council direct that the Parkland dedication be secured through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, including securing the following: i. the owner's obligation to convey the Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; ii. the Parkland Dedication to be transferred to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and in acceptable environmental condition and is to be conveyed to the City prior to the issuance of the first above-grade building permit, pursuant to the park policies set out in Section 3.2.3 of the Official Plan and to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; and iii. the owner's obligation to coordinate with the owner of 2600 Don Mills Road for the design, construction and completion of the base park, and if Recommendation 4 below is relied upon, above-base park improvements for the combined parkland dedication between 1650 Sheppard Avenue East and 2600 Don Mills Road. 4. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges, should the owner elect to provide above base park improvements, for the design and construction by the owner of the above-base park improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the above base park improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. The owner will be required to submit a design and cost estimate to be approved by the General Manager, Parks, Forestry and Recreation, and a letter of credit equal to 120-percent of the Parks and Recreation Development Charges payable for the development; and the letter of credit will be required prior to the issuance of the first above grade building permit. 5. City Council instruct the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of its Order on the Official Plan Amendment until such a time as the Tribunal has been advised by the City Solicitor that the final form and content of the Official Plan Amendment, substantially in accordance with the draft Official Plan Amendment in Attachment 9 to the report (February 24, 2020) from the Acting Director, Community Planning, North York District, is satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services. 6. City Council authorize the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of its Order on the Zoning By-law Amendment(s) until such a time as the Tribunal has been advised by the City Solicitor that: a. the final form and content of the Zoning By-law Amendment(s) have satisfactorily addressed the following matters to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services, and other appropriate Divisions, and amongst other matters includes: i. securing the rental tenure of the existing rental units, securing of the needed improvements with no pass through of costs to existing rental tenants, a tenant communication plan, and a construction mitigation plan, together with other appropriate matters; ii. securing the on-site parking ratios to the satisfaction of the General Manager, Transportation Services; and iii. securing a minimum of 10-percent of all units on the lands at 1650 Sheppard Avenue East as 3-bedroom units. b. a Section 37 Agreement satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, has been executed and registered on title to the lands to the satisfaction of the City Solicitor, securing the benefits and various matters required to support the development outlined in the report (February 24, 2020) from the Acting Director, Community Planning, North York District; c. the owner has, at its sole expense: i. submitted a revised Master Functional Servicing Report including confirmation of water and fire flow, sanitary and storm water capacity, Master Stormwater Management Report and Hydrogeological Review, including the Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure identified in the accepted Engineering Reports to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services should it be determined that improvements or upgrades and/or new infrastructure are required to support the development and such matters that may be secured through the Draft Plan of Subdivision process required through Recommendation 6.d. below satisfactory to the Chief Planner and Executive Director, City Planning, the Chief Engineer and Executive Director, Engineering and Construction Services, and the City Solicitor. iii. has made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the municipal infrastructure, should it be determined that new infrastructure and/or upgrades/improvements are required to the existing infrastructure to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure; iv. submitted a revised Traffic Impact, Parking and Loading Study acceptable to, and to the satisfaction of the General Manager, Transportation Services and that such matters arising from such study, be secured if required; and v. submitted a revised Landscape Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning, and that such matters arising from the Landscape Plan, including but not limited to, public realm improvements, any privately owned publicly-accessible spaces, including the rights of support, easements, insurance where appropriate, will also be implemented through the Site Plan Approval and/or Draft Plan of Subdivision, where appropriate, and the details of terms and conditions relating to any potential privately owned publicly-accessible spaces and pedestrian connection, including indemnity and insurance requirements will be included in the Section 37 Agreement; d. the owner, or jointly with the other owners on the Block constituting Leith Hill Road, Don Mills Road, and Sheppard Avenue East bound by St. Timothy's School to the west in a manner satisfactory to the Chief Planner and Executive Director, City Planning, has submitted a Draft Plan of Subdivision for the lands, municipally known as 25 Leith Hill Road, 2600 Don Mills Road and 1650 Sheppard Avenue East, to implement the proposed development and redevelopment of the block and to secure matters such as lands to be conveyed to the City, new public streets, parkland dedication, and any required municipal infrastructure, as well as phasing of development on the Site (if necessary), to the satisfaction of the Chief Planner and Executive Director, City Planning and the Chief Engineer and Executive Director, Engineering and Construction Services. 7. City Council direct that the following matters be addressed through the Site Plan Approval process: a. the owner, at its sole expense, will explore mitigation measures along the shared property line between 1650 Sheppard Avenue East and the Toronto Catholic District School Board (St. Timothy's Catholic School), including, but not limited to, fencing, tree planting, vegetation, in consultation with Toronto Catholic District School Board, satisfactory to the Chief Planner and Executive Director, City Planning; and b. prior to the commencement of any excavation and shoring work, the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services, and the Chief Engineer and Executive Director, Engineering and Construction Services and thereafter shall implement the plan during the course of construction. The Construction Management Plan will include, but not be limited to the following construction-related details: noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, parking and laneway uses and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, including matters related to the construction of streets or infrastructure, and any other matters requested by the Chief Planner and Executive Director, City Planning, and the City Solicitor and such general obligations, including the matters to be secured in the Section 37 agreement. 8. City Council authorize the City Solicitor to enter into an agreement pursuant to Section 37 of the Planning Act, securing the following community benefits as follows: a. a cash contribution in the amount of one million and five hundred thousand ($1,500,000.00) dollars allocated as follows: i. five hundred thousand ($500,000.00) dollars be directed towards eligible local capital improvements to be identified through a participatory budgeting process with the local Ward Councillor; and ii. one million ($1,000,000.00) dollars directed towards new community services and facilities in the vicinity of the site, or towards improvements of existing facilities in the local area; b. the cash contribution referred to in Recommendations 8.a.i. and 8.a.ii. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135, or its successor, calculated from the date of the Agreement to the date of payment; c. in the event the cash contribution referred to in Recommendations 8.a.i. and 8.a.ii. above cannot be directed for the determined purpose within three years of the amending Zoning By-law coming into full force and effect, the amount of funds allocated towards a community benefit may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in Official Plan Policy 5.1.1 and will benefit the community in the vicinity of the lands; d. the owner shall provide and maintain at least 10 dwelling units as one-bedroom affordable rental dwelling units in the new 31-storey residential building on the lot. The minimum average unit size of the affordable rental dwelling units shall be at least 49 square metres. The affordable rental dwelling units shall be provided in contiguous groups of at least 6 dwelling units. The general configuration and layout of the 10 affordable rental dwelling units in the new 31-storey residential building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide and maintain the 10 affordable rental dwelling units as rental dwelling units for a minimum of 20 years, beginning with the date each such unit is first occupied. No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit shall be made for at least 20 years from the date of first occupancy. When the 20 year period has expired, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; and f. The owner shall provide and maintain the affordable rental dwelling units at affordable rents for at least 15 years, beginning with the date that each such unit is first occupied. During the first 15 years of occupancy, increases to initial rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline. 9. City Council direct that the following matters are also to be secured in the Section 37 Agreement as matters required to support the development of the lands, including: a. that the owner construct and maintain the development of the Site in accordance with Tier 2 performance measures of the Toronto Green Standard, and the owner will be encouraged to achieve Toronto Green Standard, Tier 3 or higher, where appropriate; b. that the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning; c. that the owner shall continue to provide and maintain the 149 existing rental dwelling units in the existing apartment building at 1650 Sheppard Avenue East as rental housing, together with the new and retained associated facilities and amenities of the existing apartment building, for a period of at least twenty (20) years commencing from the date of the Zoning By-laws coming into full force and effect and with no applications for demolition or conversion from residential rental use during such twenty (20) year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; d. that the owner shall provide, repair, operate and/or maintain improvements to the existing apartment building, all to the satisfaction of the Chief Planner and Executive Director, City Planning, including but not limited to the following: i. a minimum of 296 square metres of new indoor amenity space in the existing apartment building, which shall include but not be limited to exercise and multi-purpose space for tenants, to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning, prior to Site Plan Approval; this new indoor amenity space shall be provided in the existing apartment building prior to issuance of the first above-grade building permit for the new 31-storey residential building; ii. outdoor amenity areas, including a minimum of 299 square metres of exterior amenity for the existing apartment building, as illustrated in the Landscape Plans prepared by Rafael Bigauskas Architects dated June 24, 2019. This will include but not be limited to a new pedestrian courtyard for the existing front yard pick-up/drop-off area, and an outdoor patio with seating, shaded seating areas, and BBQs. Any changes to the Landscape Plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; iii. enhanced accessibility within the existing apartment building, including but not limited to push button automatic door openers for common doors to be provided prior to issuance of the first above-grade building permit for the new 31-storey residential building; iv. additional seating in the main lobby of the existing apartment building to be provided prior to issuance of the first above-grade building permit for the new 31-storey residential building; v. a new indoor recycling/bulk and organics storage area in the existing apartment building as illustrated in the Architectural Plans prepared by Rafael Bigauskas Architects dated June 20, 2019; vi. indoor bicycle parking rooms containing 110 spaces on the P1 level and nine outdoor visitor bicycle parking spaces for tenants of the Retained Rental Units; and e. that City Planning staff negotiate the details regarding the amenities to be provided and secure them as part of the Section 37 agreement. f. that the owner's agreement that the costs of the improvements to the existing apartment building and associated spaces within and outside the existing apartment building, and improvements for the purpose of the proposed buildings, as described above, shall not be passed on to the tenants of the existing apartment building in any form, including by way of an application to the Landlord Tenant Board, or to any successor tribunal with jurisdiction to hear applications made under the Residential Tenancies Act, for the purpose of obtaining an increase in residential rent above the applicable guideline, or in the form of any additional costs and charges; g. that the owner agrees to implement the required mitigation measures from the accepted Wind Study, Parking and Traffic Impact Study, and Landscape Plan, through the Site Plan approval process for the Site to the satisfaction of the Chief Planner and Executive Director, City Planning. 10. City Council adopt the draft Context Plan Urban Design Guidelines, substantially in accordance with Attachment 10 to the report (February 24, 2020) from the Acting Director, Community Planning, North York District and authorize the Chief Planner and Executive Director, City Planning to finalize these draft Guidelines in a form and content consistent with the Official Plan Amendment to be approved by the Local Planning Appeal Tribunal. 11. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement City Council's decision.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City Staff to attend the LPAT hearing in support of the revised Official Plan Amendment and Zoning By-law Amendment applications, subject to Recommendations 2 through 10 below: 2. City Council accept an on-site parkland dedication having a minimum size of 383 square metres and an off-site parkland dedication on the lands municipally known as 2600 Don Mills Road, pursuant to Section 42 of the Planning Act and Chapter 415 of the Municipal Code (collectively "Parkland Dedication") with the exact location and configuration of the Parkland Dedication to be to the satisfaction of the General Manager, Parks, Forestry and Recreation as generally described in the report (February 24, 2020) from the Acting Director, Community Planning, North York. 3. City Council direct that the Parkland dedication be secured the Parkland Dedication through the Section 37 Agreement, to the satisfaction of the General Manager, Parks, Forestry and Recreation, including securing the following: i. the owner's obligation to convey the Parkland Dedication and to design and construct base and above-base park improvements, on terms and conditions set out in the Section 37 Agreement; ii. the Parkland Dedication to be transferred to the City shall be free and clear, above and below grade, of all easements, encumbrances, and encroachments and in acceptable environmental condition and is to be conveyed to the City prior to the issuance of the first above-grade building permit, pursuant to the park policies set out in Section 3.2.3 of the Official Plan and to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor; and iii. the owner's obligation to coordinate with the owner of 2600 Don Mills Road for the design, construction and completion of the base park, and if Recommendation 4 below is relied upon, above-base park improvements for the combined parkland dedication between 1650 Sheppard Avenue East and 2600 Don Mills Road. 4. City Council approve a development charge credit against the Parks and Recreation component of the Development Charges, should the owner elect to provide above base park improvements, for the design and construction by the owner of the above-base park improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation. The development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the above base park improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time. The owner will be required to submit a design and cost estimate to be approved by the General Manager, Parks, Forestry and Recreation, and a letter of credit equal to 120 percent of the Parks and Recreation Development Charges payable for the development; and the letter of credit will be required prior to the issuance of the first above grade building permit. 5. City Council instruct the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of its Order on the Official Plan Amendment until such a time as the Tribunal has been advised by the City Solicitor that the final form and content of the Official Plan Amendment, substantially in accordance with the draft Official Plan Amendment in Attachment 9 to the report (February 24, 2020) from the Acting Director, Community Planning, North York, is satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services. 6. City Council authorize the City Solicitor to request that the Local Planning Appeal Tribunal withhold issuance of its Order on the Zoning By-law Amendment(s) until such a time as the Tribunal has been advised by the City Solicitor that: a. the final form and content of the Zoning By-law Amendment(s) have satisfactorily addressed the following matters to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services, and other appropriate Divisions, and amongst other matters includes: i. securing the rental tenure of the existing rental units, securing of the needed improvements with no pass through of costs to existing rental tenants, a tenant communication plan, and a construction mitigation plan, together with other appropriate matters; ii. securing the on-site parking ratios to the satisfaction of the General Manager, Transportation Services; and iii. securing a minimum of 10-percent of all units on the lands at 1650 Sheppard Avenue East as 3-bedroom units. b. a Section 37 Agreement satisfactory to the Chief Planner and Executive Director, City Planning and the City Solicitor, has been executed and registered on title to the lands to the satisfaction of the City Solicitor, securing the benefits and various matters required to support the development outlined in the report (February 24, 2020) from the Acting Director, Community Planning, North York; c. the owner has, at its sole expense: i. submitted a revised Master Functional Servicing Report including confirmation of water and fire flow, sanitary and storm water capacity, Master Stormwater Management Report and Hydrogeological Review, including the Foundation Drainage Report (the "Engineering Reports") to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, in consultation with the General Manager, Toronto Water; ii. secured the design and the provision of financial securities for any upgrades or required improvements to the existing municipal infrastructure and/or new municipal infrastructure identified in the accepted Engineering Reports to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services should it be determined that improvements or upgrades and/or new infrastructure are required to support the development and such matters that may be secured through the Draft Plan of Subdivision process required through Recommendation 6.d. below satisfactory to the Chief Planner and Executive Director, City Planning, Chief Engineer and Executive Director, Engineering and Construction Services, and City Solicitor. iii. has made satisfactory arrangements with Chief Engineer and Executive Director, Engineering and Construction Services for the construction of new infrastructure or any improvements to the municipal infrastructure, should it be determined that new infrastructure and/or upgrades/improvements are required to the existing infrastructure to support this development, and that the applicant has entered into a financially secured agreement to pay for and construct any necessary municipal infrastructure; iv. submitted a revised Traffic Impact, Parking and Loading Study acceptable to, and to the satisfaction of the General Manager, Transportation Services and that such matters arising from such study, be secured if required; and v. submitted a revised Landscape Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning, and that such matters arising from the Landscape Plan, including but not limited to, public realm improvements, any privately owned publically-accessible spaces (POPS), including the rights of support, easements, insurance where appropriate, will also be implemented through the Site Plan Approval and/or Draft Plan of Subdivision, where appropriate, and the details of terms and conditions relating to any potential POPS Areas and pedestrian connection, including indemnity and insurance requirements will be included in the Section 37 Agreement; d. the owner, or jointly with the other owners on the Block constituting Leith Hill Road, Don Mills Road, and Sheppard Avenue East bound by St. Timothy's School to the west in a manner satisfactory to the Chief Planner and Executive Director, City Planning, has submitted a Draft Plan of Subdivision for the lands, municipally known as 25 Leith Hill Road, 2600 Don Mills Road and 1650 Sheppard Avenue East, to implement the proposed development and redevelopment of the block and to secure matters such as lands to be conveyed to the City, new public streets, parkland dedication, and any required municipal infrastructure, as well as phasing of development on the Site (if necessary), to the satisfaction of the Chief Planner and Executive Director, City Planning and the Chief Engineer and Executive Director, Engineering and Construction Services. 7. City Council direct that the following matters be addressed through the Site Plan Approval process: a. the owner, at its sole expense, will explore mitigation measures along the shared property line between 1650 Sheppard Avenue East and the Toronto Catholic District School Board (St. Timothy's Catholic School), including, but not limited to, fencing, tree planting, vegetation, in consultation with Toronto Catholic District School Board, satisfactory to the Chief Planner and Executive Director, City Planning; and b. prior to the commencement of any excavation and shoring work, the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Planner and Executive Director, City Planning Division, the General Manager, Transportation Services, and Chief Engineer and Executive Director, Engineering and Construction Services and thereafter shall implement the plan during the course of construction. The Construction Management Plan will include, but not be limited to the following construction-related details: noise, dust, size and location of staging areas, location and function of gates, dates of significant concrete pouring, lighting details, vehicular parking and queuing locations, street closures, parking and laneway uses and access, refuse storage, site security, site supervisor contact information, and a communication strategy with the surrounding community, including matters related to the construction of streets or infrastructure, and any other matters requested by the Chief Planner and Executive Director, City Planning, and City Solicitor and such general obligations, including the matters to be secured in the Section 37 agreement. 8. City Council authorize the City Solicitor to enter into an agreement pursuant to Section 37 of the Planning Act, securing the following community benefits as follows: a. a cash contribution in the amount of one million and five hundred thousand ($1,500,000.00) dollars allocated as follows: i. five hundred thousand ($500,000.00) dollars be directed towards eligible local capital improvements to be identified through a participatory budgeting process with the local Ward Councillor; and ii. one million ($1,000,000.00) dollars directed towards new community services and facilities in the vicinity of the site, or towards improvements of existing facilities in the local area; b. the cash contribution referred to in Recommendation 8.a.i. and 8.a.ii. above shall be indexed upwardly in accordance with the Statistics Canada Residential or Non-Residential, as the case may be, Building Construction Price Index for the Toronto Census Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price Indexes Table: 18-10-0135, or its successor, calculated from the date of the Agreement to the date of payment; c. in the event the cash contribution referred to in Recommendation 8.a.i. and 8.a.ii. above cannot be directed for the determined purpose within three years of the amending Zoning By-law coming into full force and effect, the amount of funds allocated towards a community benefit may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, provided the purpose is identified in Official Plan Policy 5.1.1 and will benefit the community in the vicinity of the lands; d. the owner shall provide and maintain at least 10 dwelling units as one-bedroom affordable rental dwelling units in the new 31-storey residential building on the lot. The minimum average unit size of the affordable rental dwelling units shall be at least 49 square metres. The affordable rental dwelling units shall be provided in contiguous groups of at least 6 dwelling units. The general configuration and layout of the 10 affordable rental dwelling units in the new 31-storey residential building shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; e. the owner shall provide and maintain the 10 affordable rental dwelling units as rental dwelling units for a minimum of 20 years, beginning with the date each such unit is first occupied. No affordable rental dwelling unit shall be registered as a condominium or any other form of ownership such as life lease or co-ownership which provide a right to exclusive possession of a dwelling unit, and no application for conversion for non-rental housing purposes, or application to demolish any affordable rental dwelling unit shall be made for at least 20 years from the date of first occupancy. When the 20 year period has expired, the owner shall continue to provide and maintain the affordable rental dwelling units as rental dwelling units, unless and until such time as the owner has applied for and obtained all approvals necessary to do otherwise; and f. The owner shall provide and maintain the affordable rental dwelling units at affordable rents for at least 15 years, beginning with the date that each such unit is first occupied. During the first 15 years of occupancy, increases to initial rents charged to tenants occupying any of the affordable rental dwelling units shall be in accordance with the Residential Tenancies Act and shall not exceed the Provincial rent guideline. 9. City Council direct that the following matters are also to be secured in the Section 37 Agreement as matters required to support the development of the lands, including: a. that the owner construct and maintain the development of the Site in accordance with Tier 1 performance measures of the Toronto Green Standard, and the owner will be encouraged to achieve Toronto Green Standard, Tier 2 or higher, where appropriate; b. that the owner shall submit a Construction Management Plan to the satisfaction of the Chief Building Official and Executive Director, Toronto Building, the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning; c. that the owner shall continue to provide and maintain the 149 existing rental dwelling units in the existing apartment building at 1650 Sheppard Avenue East as rental housing, together with the new and retained associated facilities and amenities of the existing apartment building, for a period of at least twenty (20) years commencing from the date of the Zoning By-laws coming into full force and effect and with no applications for demolition or conversion from residential rental use during such twenty (20) year period, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; d. the owner shall provide, repair, operate and/or maintain improvements to the existing apartment building, all to the satisfaction of the Chief Planner and Executive Director, City Planning, including but not limited to the following: i. a minimum of 296 square metres of new indoor amenity space in the existing apartment building, which may include but not be limited to exercise and multi-purpose space for tenants, to be designed to the satisfaction of the Chief Planner and Executive Director, City Planning Division prior to Site Plan Approval. This new indoor amenity space shall be provided in the existing apartment building prior to issuance of the first above-grade building permit for the new 31-storey residential building; ii. outdoor amenity areas, including a minimum of 299 square metres of exterior amenity for the existing apartment building, as illustrated in the Landscape Plans prepared by Rafael Bigauskas Architects dated June 24, 2019. This will include but not be limited to a new pedestrian courtyard for the existing front yard pick-up/drop-off area, and an outdoor patio with seating, shaded seating areas, and BBQs. Any changes to the Landscape Plans shall be to the satisfaction of the Chief Planner and Executive Director, City Planning; iii. enhanced accessibility within the existing apartment building, including but not limited to push button automatic door openers for common doors to be provided prior to issuance of the first above-grade building permit for the new 31-storey residential building; iv. additional seating in the main lobby of the existing apartment building to be provided prior to issuance of the first above-grade building permit for the new 31-storey residential building; v. a new indoor recycling/bulk and organics storage area in the existing apartment building as illustrated in the Architectural Plans prepared by Rafael Bigauskas Architects dated June 20, 2019; and vi. indoor bicycle parking rooms containing 110 spaces on the P1 level and 9 outdoor visitor bicycle parking spaces for tenants of the Retained Rental Units. e. the owners agreement that the costs of the improvements to the existing apartment building and associated spaces within and outside the existing apartment building, and improvements for the purpose of the proposed buildings, as described above, shall not be passed on to the tenants of the existing apartment building in any form, including by way of an application to the Landlord Tenant Board, or to any successor tribunal with jurisdiction to hear applications made under the Residential Tenancies Act, for the purpose of obtaining an increase in residential rent above the applicable guideline, or in the form of any additional costs and charges; and f. the owner agrees to implement the required mitigation measures from the accepted Wind Study, Parking and Traffic Impact Study, and Landscape Plan, through the Site Plan approval process for the Site to the satisfaction of the Chief Planner and Executive Director, City Planning. 10. City Council adopt the draft Context Plan Urban Design Guidelines, substantially in accordance with Attachment 10 to the report (February 24, 2020) from the Acting Director, Community Planning, North York and authorize the Chief Planner and Executive Director, City Planning to finalize these draft Guidelines in a form and content consistent with the Official Plan Amendment to be approved by the Local Planning Appeal Tribunal. 11. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement City Council's decision.
NY14.6adopted
Preliminary Report - Zoning Amendment Application - 1881 Steeles Avenue West
This report provides information and identifies a preliminary set of issues regarding the application located at 1881 Steeles Avenue West. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The North York Community Council directed that: 1. City Planning staff schedule a community consultation meeting for the application located at 1881 Steeles Avenue West together with the Ward Councillor. 2. City Planning staff give notice for the community consultation meeting to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 1881 Steeles Avenue West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY14.7adopted
Preliminary Report - Zoning By-law Amendment Application - 717, 719, 723 and 733 Mount Pleasant Road
This report provides information and identifies a preliminary set of issues regarding the application located at 717, 719, 723 and 733 Mount Pleasant Road. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The North York Community Council directed that: 1. City Planning staff evaluate this application as part of the Council-directed Midtown Zoning Review which will result in an area-specific Zoning By-law for the block formed by: Taunton Road to the east, Soudan Avenue to the south, Mount Pleasant Road to the west and Eglinton Avenue East to the north or for the Character Area as a whole. 2. City Planning staff schedule a community consultation meeting for the application located at 717, 719, 723 and 733 Mount Pleasant Road together with the Ward Councillor. 3. City Planning staff give notice for the community consultation meeting to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff be directed to evaluate this application as part of the Council-directed Midtown Zoning Review which will result in an area-specific Zoning By-law for the block formed by: Taunton Road to the east, Soudan Avenue to the south, Mount Pleasant Road to the west and Eglinton Avenue East to the north or for the Character Area as a whole. 2. Staff schedule a community consultation meeting for the application located at 717, 719, 723 and 733 Mount Pleasant Road together with the Ward Councillor. 3. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY14.8adopted
Preliminary Report - Official Plan Amendment Application - 40, 42, 44, 46 and 48 Hendon Avenue
This report provides information and identifies a preliminary set of issues regarding the application for the lands located at 40, 42, 44, 46, and 48 Hendon Avenue. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The North York Community Council directed that: 1. City Planning staff schedule a community consultation meeting for the application located at 40, 42, 44, 46, and 48 Hendon Avenue together with the Ward Councillor. 2. City Planning give notice for the community consultation meeting to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 40, 42, 44, 46, and 48 Hendon Avenue together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY14.9adopted
Preliminary Report - Zoning By-law Amendment Application - 1 and 5 Kenton Drive
This report provides information and identifies a preliminary set of issues regarding the application located at 1 and 5 Kenton Drive. Staff are currently reviewing the application. It has been circulated to all appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
The North York Community Council directed that: 1. City Planning staff schedule a community consultation meeting for the application located at 1 and 5 Kenton Drive together with the Ward Councillor. 2. City Planning staff give notice for the community consultation meeting to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 1 and 5 Kenton Drive together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.
NY14.10adopted
Designation of Fire Route and amendment to Chapter 880 - Fire Route - 1684 Victoria Park Avenue
To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
The North York Community Council: 1. Designated part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Route: 1684 Victoria Park Avenue. 2. Authorized the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services recommends that: 1. North York Community Council designate part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Route: 1684 Victoria Park Avenue. 2. North York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY14.11adopted
Designation of Fire Route and Amendment to Chapter 880 - Fire Route - 3377-3379 Bayview Avenue
To obtain North York Community Council approval for the amendment of the Fire Route By-law to designate certain locations as fire routes within the meaning of City of Toronto Municipal Code Chapter 880, as amended. Fire Services uses designated fire routes as a key mechanism in regulating fire prevention, including the prevention of spreading of fires and the delivery of fire protection services.
The North York Community Council: 1. Designated part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Route: 3377-3379 Bayview Avenue. 2. Authorized the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Fire Chief and General Manager, Toronto Fire Services recommends that: 1. North York Community Council designate part or those parts of the private road or roads shown on the site plans filed with the Fire Chief in respect of the municipal address set out below, as a fire route pursuant to Municipal Code Chapter 880 - Fire Route: 3377-3379 Bayview Avenue. 2. North York Community Council authorize the Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY14.12adopted
Removal of a Director from the MarkeTO District Business Improvement Area Board of Management
The purpose of this report is to remove one director from the MarkeTO District BIA board of management.
The North York Community Council: 1. Removed the following director from the MarkeTO District Business Improvement Area board of management set out below: a. Luciano, Anthony.
Staff recommendation as filed
The General Manager, Economic Development and Culture recommends that North York Community Council: 1. Remove the following director from the MarkeTO District Business Improvement Area (BIA) board of management set out below: Luciano, Anthony
NY14.13deferred
Requested Traffic Calming - George Appleton Way and James Finlay Way
This staff report is about a matter for which Community Council has delegated authority to make a final decision. Transportation Services staff have reviewed the need for traffic calming on George Appleton Way, between Keele Street and James Finlay Way, and on James Finlay Way, between Wilson Avenue and George Appleton Way, to address residents' concerns regarding vehicle speeds The results indicate that the criteria to justify installing speed humps are not satisfied.
The North York Community Council: 1. Deferred consideration of the item until its meeting on April 7, 2020.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services recommends that: 1. North York Community Council not authorize the installation of traffic calming (speed humps) on George Appleton Way, between Keele Street and James Finlay Way. 2. North York Community Council not authorize the installation of traffic calming (speed humps) on James Finlay Way, between Wilson Avenue and George Appleton Way.
NY14.14deferred
Turn Prohibition - Keele Street and George Appleton Way
As the Toronto Transit Commission (TTC) operates bus service on Keele Street, City Council approval of this report is required. Transportation Services is requesting that City Council approve a northbound right-turn prohibition at the intersection of Keele Street and George Appleton Way, from 7:00 a.m. to 9:00 a.m., and from 4:00 p.m. to 6:00 p.m., Monday to Friday. This prohibition is intended to discourage cut-through traffic during the morning and afternoon peak hours from using George Appleton Way and James Finlay Way to access eastbound Wilson Avenue. These motorists are avoiding northbound right-turn delays at the intersection of Keele Street and Wilson Avenue. The implementation of the right-turn prohibition during the peak periods will prohibit cut-through by non-local motorists, however, the right-turn prohibition will also prohibit area residents from turning onto George Appleton Way from Keele Street.
The North York Community Council: 1. Deferred consideration of the item until its meeting on April 7, 2020.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services recommends that: 1. City Council prohibit northbound right-turns, from 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., Monday to Friday, at the intersection of Keele Street and George Appleton Way.
NY14.15adopted
Parking Amendments - Torresdale Avenue
This staff report is about a matter for which Community Council has delegated authority to make a final decision. Transportation Services is recommending that the existing parking prohibition on the west side of Torresdale Avenue be rescinded and replaced with maximum three-hour parking between a point 26 metres south of Steeles Avenue West and a point 61 metres south of Steeles Avenue West. The proposed amendments will address residents' concerns regarding the lack of on-street parking. The maximum three-hour parking will provide approximately 11 parking spaces on-street.
The North York Community Council: 1. Rescinded the parking prohibition in effect at all times on the west side of Torresdale Avenue, between a point 26 metres south of Steeles Avenue West and a point 61 metres south of Steeles Avenue West. 2. Prohibited parking at all times on the west side of Torresdale Avenue, between a point 87 metres south of Steeles Avenue West and a point 36 metres further south.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services, recommends that: 1. North York Community Council rescind the parking prohibition in effect at all times on the west side of Torresdale Avenue, between a point 26 metres south of Steeles Avenue West and a point 61 metres south of Steeles Avenue West. 2. North York Community Council prohibit parking at all times on the west side of Torresdale Avenue, between a point 87 metres south of Steeles Avenue West and a point 36 metres further south.
NY14.16adopted
All-Way Stop Control - Glengarry Avenue and Welland Road
This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws. Transportation Services is requesting North York Community Council to authorize the installation of all-way stop control at the intersection of Glengarry Avenue and Welland Road. The installation of an all-way stop control at the intersection will appropriately alternate the right-of-way and thereby address safety concerns at the intersection.
The North York Community Council: 1. Authorized all-way stop control at the intersection of Glengarry Avenue and Welland Road.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services, recommends that: 1. North York Community Council authorize all-way stop control at the intersection of Glengarry Avenue and Welland Road.
NY14.17adopted
All-Way Stop Control - Kelso Avenue and Burncrest Drive/Ridley Boulevard
This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws. Transportation Services is requesting North York Community Council to authorize the installation of all-way stop control at the intersection of Kelso Avenue and Burncrest Drive/Ridley Boulevard. The installation of an all-way stop control is justified at the intersection of Kelso Avenue and Burncrest Drive/Ridley Boulevard and recommended to clearly establish the right-of-way and enhance pedestrian and vehicular safety at this intersection.
The North York Community Council: 1. Authorized all-way stop control at the intersection of Kelso Avenue and Burncrest Drive/Ridley Boulevard.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services, recommends that: 1. North York Community Council authorize all-way stop control at the intersection of Kelso Avenue and Burncrest Drive/Ridley Boulevard.
NY14.18adopted
Accessible Parking Space - Roehampton Avenue
This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws. Transportation Services is requesting North York Community Council to authorize the installation of an accessible parking space on the south side of Roehampton Avenue. The installation of the accessible parking space will address the needs of a local resident, while reducing the available on-street parking by one space.
The North York Community Council: 1. Authorized the installation of the on-street accessible parking space on the south side of Roehampton Avenue, from a point 56.5 metres east of Rawlinson Avenue (east intersection) to a point 5.5 metres further east.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services recommends that: 1. North York Community Council authorize the installation of the on-street accessible parking space on the south side of Roehampton Avenue, from a point 56.5 metres east of Rawlinson Avenue (east intersection) to a point 5.5 metres further east.
NY14.19adopted
Parking Prohibition - Elkhorn Drive
This staff report is about a matter for which Community Council has delegated authority to make a final decision, provided that it is not amended so that it varies with City policy or by-laws. Transportation Services is requesting North York Community Council to amend the existing parking regulations on the north side of Elkhorn Drive, between Hawksbury Drive and Red Maple Way. The proposed parking amendments will address the safety concerns raised by the residents of 22 Elkhorn Drive and will result in the loss of approximately four on-street parking spaces on the subject section of Elkhorn Drive.
The North York Community Council: 1. Rescinded the existing 15 minute maximum parking from 8:00 a.m. to 4:00 p.m., Monday to Friday on the north side of Elkhorn Drive, between Whittaker Crescent and a point 170 metres west. 2. Authorized 15 minute maximum parking from 8:00 a.m. to 4:00 p.m., Monday to Friday on the north side of Elkhorn Drive, between Whittaker Crescent and a point 165 metres west. 3. Prohibited parking at all times on the north side of Elkhorn Drive from a point 165 metres west of Whittaker Crescent and a point 19 metres further west. 4. Prohibited parking at all times on the north side of Elkhorn Drive from a point 275 metres west of Whittaker Cres and a point 18 metres further west.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services recommends that North York Community Council: 1. Rescind the existing 15 minute maximum parking from 8:00 a.m. to 4:00 p.m., Monday to Friday on the north side of Elkhorn Drive, between Whittaker Crescent and a point 170 metres west. 2. Authorize 15 minute maximum parking from 8:00 a.m. to 4:00 p.m., Monday to Friday on the north side of Elkhorn Drive, between Whittaker Crescent and a point 165 metres west. 3. Prohibit parking at all times on the north side of Elkhorn Drive from a point 165 metres west of Whittaker Crescent and a point 19 metres further west. 4. Prohibit parking at all times on the north side of Elkhorn Drive from a point 275 metres west of Whittaker Cres and a point 18 metres further west.
NY14.20adopted
Parking Prohibition - Addington Place
This staff report is about a matter for which Community Council has delegated authority to make a final decision. Transportation Services is requesting North York Community Council approve a parking prohibition in effect from 7:00 a.m. to 3:00 p.m., Monday to Friday and from 7:00 a.m. to 11:00 a.m., Saturday and Sunday on both sides of Addington Place. The proposed parking prohibition will help address the concerns regarding long-term parking and congestion in the area.
The North York Community Council: 1. Prohibited parking from 7:00 a.m. to 3:00 p.m., Monday to Friday and from 7:00 a.m. to 11:00 a.m., Saturday and Sunday on both sides of Addington Place, between Addington Avenue and the east end of Addington Place.
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services, recommends that: 1. North York Community Council prohibit parking from 7:00 a.m. to 3:00 p.m., Monday to Friday and from 7:00 a.m. to 11:00 a.m., Saturday and Sunday on both sides of Addington Place, between Addington Avenue and the east end of Addington Place.
NY14.21amended
Residential Demolition Application - 188 Fairholme Avenue
This staff report is about a matter for which Community Council has delegated authority from City Council to make a final decision. In accordance with Section 33 of the Planning Act and the former City of Toronto Municipal Code Ch. 363, Article 6 "Demolition Control", the application for the demolition of a residential building at 188 Fairholme Avenue is being referred to the North York Community Council to consider as a building permit has not been issued for a replacement building. North York Community Council may impose conditions, if any, to be attached to the demolition permit.
The North York Community Council: 1. Approved the application to demolish the single family dwellings at 188 Fairholme Avenue with the following conditions: a. that a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 623-5, and 629-10, paragraph B; and d. that any holes on the property be backfilled with clean fill.
Staff recommendation as filed
The Toronto Building Division recommends that the North York Community Council give consideration to the demolition application for 188 Fairholme Avenue and decide to: 1. Refuse the application to demolish the single family dwellings because there is no permit to replace the buildings on the site. Or, 2. Approve the application to demolish the single family dwellings without any conditions. Or, 3. Approve the application to demolish the single family dwellings with the following conditions: a. that a construction fence be erected in accordance with the provisions of the Municipal Code, Chapter 363, Article 7, if deemed appropriate by the Chief Building Official; b. that all debris and rubble be removed immediately after demolition; c. that sod be laid on the site and be maintained free of garbage and weeds, in accordance with the Municipal Code Chapter 623-5, and 629-10, paragraph B; and d. that any holes on the property are backfilled with clean fill.
NY14.22deferred
Application to Remove a Private Tree - 17 Arlstan Drive
This report requests that City Council deny the request for a permit to remove one privately owned tree located at 17 Arlstan Drive. The application indicates the reasons for removal are because the tree is situated close to the dwelling resulting in a leaking foundation causing property damage and there is the risk of personal injury to an elderly neighbour as a result of slipping on fallen leaves. The subject tree is a multi-stemmed Norway maple (Acer plantanoides), measuring 45 cm and 51 cm in diameter. The Private Tree By-law does not support the removal of the tree as it is healthy and maintainable.
The North York Community Council: 1. Deferred consideration of the item until its meeting on April 7, 2020.
Staff recommendation as filed
The General Manager of Parks, Forestry and Recreation recommends that: 1. City Council deny the request for a permit to remove one privately owned tree located at 17 Arlstan Drive.
NY14.23adopted
Application to Remove a Private Tree - 52 Briar Hill Avenue
This report requests that City Council deny the request for a permit to remove one privately owned tree located at 52 Briar Hill Avenue. The application indicates the reasons for removal are due to concerns that the tree is growing too close to the dwelling resulting in branches and walnuts hitting the roof and possibly causing property damage and personal injury. The subject tree is a black walnut (Juglans nigra), measuring 43 cm in diameter. The Private Tree By-law does not support the removal of the tree as it is healthy and maintainable.
The North York Community Council recommends that: 1. City Council deny the request for a permit to remove one privately owned tree located at 52 Briar Hill Avenue.
Staff recommendation as filed
The General Manager of Parks, Forestry and Recreation recommends that: 1. City Council deny the request for a permit to remove one privately owned tree located at 52 Briar Hill Avenue.
NY14.24adopted
Encroachment Appeal - 1962 Eglinton Avenue West
This staff report is about a matter for which Community Council has delegated authority from City Council to make a final decision provided it is in keeping with City policy or by-laws. The property owner of 1962 Eglinton Avenue West is proposing to renovate the existing two-storey commercial building and add a third storey addition at the rear. Transportation Services is requesting authority to enter into an encroachment agreement with the owner of 1962 Eglinton Avenue West to install and maintain one canopy along Eglinton Avenue West and Hartley Avenue that will have a total length of 30.3 metres and at second floor of the building three aluminum window sunshades with 2.55 metres length each on Hartley Avenue. The canopy will also have an overall height of 0.3 metres and will be installed approximately 3.02 metres above the finished grade while the three sunshades will be installed approximately 6.5 metres above the finished grade. No setback will be provided between the canopies or the windows sunshades from the rear edge of the sidewalk on Eglinton Avenue West and Hartley Avenue within the boulevard area. The canopy and window sunshades on the public right-of-way do not meet the setback requirements of the City of Toronto Municipal Code, Chapter 743-14 (C) and 743-31 (E) 2, Streets and Sidewalks, Use of, for delegated approval as an encroachment by the General Manager, Transportation Services. The owner will be given an opportunity to make a deputation before Community Council.
The North York Community Council: 1. Approved the request to install and maintain one canopy along Eglinton Avenue West and Hartley Avenue with a total length of 30.3 metres and at second floor of the building three aluminum window sunshades with 2.55 metres length each on Hartley Avenue. The canopy will also have an overall height of 0.3 metres and will be installed approximately 3.02 metres above the finished grade while the three sunshades will be installed approximately 6.5 metres above the finished grade. Encroachments will provide no setback from the rear edge of the sidewalk on Eglinton Avenue West and Hartley Avenue within the boulevard area, as generally shown in the enclosed attachments, subject to the following conditions: a. that the property owner enters into an encroachment agreement with the City of Toronto at the applicant's expense and assumes all liability and damages related to the encroachments; b. that the property owner must retain valid property insurance for the duration of the encroachments in case there are any claims initiated due to the encroachments; c. that the property owner agrees that the City and/or utility companies may remove the canopy and window sunshades in order to install or maintain services within the affected public right of way with no obligation to replace the encroachments; and d. that the property owner agrees that any discharge of water from the canopies shall be oriented to direct water away from the road or sidewalk.
Staff recommendation as filed
The Director, Transportation Services, Permits and Enforcement, recommends that North York Community Council: 1. Approve the request to install and maintain one canopy along Eglinton Avenue West and Hartley Avenue with a total length of 30.3 metres and at second floor of the building three aluminum window sunshades with 2.55 metres length each on Hartley Avenue. The canopy will also have an overall height of 0.3 metres and will be installed approximately 3.02 metres above the finished grade while the three sunshades will be installed approximately 6.5 metres above the finished grade. Encroachments will provide no setback from the rear edge of the sidewalk on Eglinton Avenue West and Hartley Avenue within the boulevard area, as generally shown in the enclosed attachments, subject to the following conditions: a. the property owner enters into an encroachment agreement with the City of Toronto at the applicant's expense and assumes all liability and damages related to the encroachments; b. the property owner must retain valid property insurance for the duration of the encroachments in case there are any claims initiated due to the encroachments; c. the property owner agrees that the City and/or utility companies may remove the canopy and window sunshades in order to install or maintain services within the affected public right of way with no obligation to replace the encroachments; and d. the property owner agrees that any discharge of water from the canopies shall be oriented to direct water away from the road or sidewalk.
NY14.25adopted
Encroachment Appeal - 551 Deloraine Avenue
This staff report is about a matter for which Community Council has delegated authority from City Council to make a final decision provided it is in keeping with City policy or by-laws. Transportation Services is requesting authority to enter into an encroachment agreement with the owners of 551 Deloraine Avenue for a 1.8 metres high wooden fence on the Falkirk Street flankage to enclose the rear yard, as measured from the roadway grade, with a variable 3.8 metres to 5.0 metres setback from the roadway curb of the subject premises within the public right of way. The proposed fence on the public right of way does not meet the requirements of the City of Toronto Municipal Code, Chapter 743, Streets and Sidewalks, Use of, for delegated approval as an encroachment by the General Manager, Transportation Services. The owner will be given an opportunity to make a deputation before Community Council.
The North York Community Council: 1. Approved the request to install a 1.8 metres high wooden fence on the flankage of the subject premises within the public right of way at 551 Deloraine Avenue with a variable 3.8 metres to 5.0 metres setback from the roadway curb, subject to the following conditions: a. that the property owners enter into an encroachment agreement with the City of Toronto at their expense and assume all liability and damages related to the encroachment; b. that the property owners must retain valid property insurance for the duration of the encroachment in case there are any claims initiated due to the encroachment; c. that the property owners agree that the City and/or utility companies may remove the encroachment in order to install or maintain services within the affected public right of way with no obligation to replace the encroachment; d. that the property owners shall remove the encroachments if required by the City at any time and restore the public road allowance to the satisfaction of the City at their own expense; and e. that the property owners must comply with any other conditions deemed necessary by the City with respect to the encroachments.
Staff recommendation as filed
The Director, Transportation Services, Permits and Enforcement, recommends that North York Community Council: 1. Approve the request to install a 1.8 metres high wooden fence on the flankage of the subject premises within the public right of way at 551 Deloraine Avenue with a variable 3.8 metres to 5.0 metres setback from the roadway curb subject to the following conditions: a. the property owners enter into an encroachment agreement with the City of Toronto at their expense and assume all liability and damages related to the encroachment; b. the property owners must retain valid property insurance for the duration of the encroachment in case there are any claims initiated due to the encroachment; c. the property owners agree that the City and/or utility companies may remove the encroachment in order to install or maintain services within the affected public right of way with no obligation to replace the encroachment; d. the property owners shall remove the encroachments if required by the City at any time and restore the public road allowance to the satisfaction of the City at their own expense; and e. the property owners must comply with any other conditions deemed necessary by the City with respect to the encroachments.
NY14.26adopted
For the lands known municipally as 2772-2778 Keele St., approved in 2005 for redevelopment, the City secured $200,000 in Section 37 funds for streetscape improvements to Keele St. north of Keele and Wilson, and landscape improvements to Downsview public library on the east side of Keele Street. The funds were secured by a Section 37 Agreement as part of By-law No. 3-2005 (OMB), between the City and Beaverbrook Homes Inc. Vincent Baffa. A payment of $200,000 was then received, and has since accumulated interest in the amount of $16,633.73. To date $164,633.73 remains unspent. After consulting with North York Planning Staff it has been determined that the funds can be redirected to a different purpose after remaining unspent for many years. My office will work with City Planning to amend the existing Zoning By-law Section 37 provisions and redirect $30,000 towards much needed St. Conrad Catholic School playground improvements, and the balance towards parkland improvements in the vicinity of the development site. This Motion recommends that the Section 37 provisions of the site-specific zoning By-law No. 3-2005 (OMB) be amended to specify that $30,000 of the secured and uncommitted funds may be used for St. Conrad Catholic School playground improvements, and the balance for parkland improvements in the vicinity of the development site.
The North York Community Council: 1. Requested the Director, Community Planning, North York District to bring forward a Zoning By-law Amendment report to the North York Community Council pertaining to 2772-2778 Keele Street, to amend the Section 37 provisions of By-law No. 3-2005 (OMB), and authorize that the Section 37 provisions of the site-specific zoning by-law be amended to specify that $30,000 of the secured and uncommitted funds may be used for St. Conrad Catholic School playground improvements, and the balance for parkland improvements in the vicinity of the development site.
Staff recommendation as filed
Councillor James Pasternak recommends that the North York Community Council: 1. Request the Director, Community Planning, North York District to bring forward a Zoning By-law Amendment report to the North York Community Council pertaining to 2772-2778 Keele St., to amend the Section 37 provisions of By-law No. 3-2005(OMB), and authorize that the Section 37 provisions of the site-specific zoning by-law be amended to specify that $30,000 of the secured and uncommitted funds may be used for St. Conrad Catholic School playground improvements, and the balance for parkland improvements in the vicinity of the development site.
NY14.27adopted
Traffic Calming - Ernest Avenue
Transportation Services staff have reviewed the need for traffic calming on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, to address residents' concerns regarding vehicle speeds. Their assessment indicates the criteria as set out in the Traffic Calming Policy have been satisfied. Therefore, traffic calming should be installed on the subject section of Ernest Avenue, subject to positive results of the traffic calming polling.
The North York Community Council: 1. Directed the Acting Director of Traffic Management, Transportation Services, to request the City Clerk's Office to poll eligible householders on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, to determine whether residents support the installation of traffic calming, in accordance with the City of Toronto Traffic Calming Policy. 2. Subject to favourable results of the poll: a. authorized the installation of traffic calming (speed humps) on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue; b. directed the City Solicitor to prepare a by-law to alter the roadway to install ten speed humps on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, generally as shown on Drawing No. NYRD20-0021, dated February 2020, as attached; and c. reduced the speed limit from 40 km/h to 30 km/h on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, when speed humps are installed.
Staff recommendation as filed
Councillor Carroll recommends that North York Community Council: 1. Direct City Clerks to poll eligible householders on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, to determine whether residents support the installation of traffic calming, in accordance with the City of Toronto Traffic Calming Policy. 2. Subject to favourable results of the poll: a. authorize the installation of traffic calming (speed humps) on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue; b. direct the City Solicitor to prepare a by-law to alter the roadway to install ten speed humps on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, generally as shown on Drawing No. NYRD20-0021, dated February 2020, as attached; and c. reduce the speed limit from 40 km/h to 30 km/h on Ernest Avenue, between Edmonton Drive and Victoria Park Avenue, when speed humps are installed.
NY14.28adopted
Avenue Road - Community Safety Zone modifications
Many traffic safety concerns have been brought to my attention on Avenue Road between Lawrence Avenue West and Eglinton Avenue West. Allenby Junior Public School is located along this stretch of Avenue Road between St. Clements and Castlefield Avenues, and each day the school community faces ongoing serious traffic issues including speeding and unsafe traffic flow. Given that the school is adjacent to a major arterial, it is critical that Automated Speed Enforcement (ASE) cameras be installed in this location on Avenue Road. With further consultation with staff in Transportation Services, my office has been advised that the first step toward installing ASE cameras would be to expand the Community Safety Zone area on Avenue Road north to Briar Hill Avenue and south to Roselawn Avenue.
The North York Community Council recommends that: 1. City Council designate Avenue Road, between Roselawn Avenue and Castlefield Avenue, as a community safety zone. 2. City Council designate Avenue Road, between St. Clements Avenue and Briar Hill Avenue, as a community safety zone.
Staff recommendation as filed
Councillor Mike Colle recommends that North York Community Council: 1. City Council designate Avenue Road, between Roselawn Avenue and Castlefield Avenue, as a community safety zone. 2. City Council designate Avenue Road, between St. Clements Avenue and Briar Hill Avenue, as a community safety zone.
NY14.29adopted
Introduction and consideration of Bills for enactment of By-laws.
General Bills North York Community Council enacted By-laws 268-2020 to 276-2020. Confirmatory Bill North York Community Council passed a Confirmatory Bill as By-law 277-2020.