North York Community Council
The full agenda, as filed
All 36 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.
Items 1 to 25 of 36Show 2550100all
NY25.1adopted
This report proposes to impose a holding provision on the lands at 625 to 627 Sheppard Avenue East and 6 to 12 Greenbriar Road, 1001 Sheppard Avenue East, 1200 to 1220 Sheppard Avenue East, 35 McMahon Drive, and 40 Esther Shiner Boulevard. Through the ongoing review of the Sheppard Avenue East Planning Review study area, approved developments and current applications that have been submitted, it has been determined that the existing municipal sanitary sewer system is currently at capacity. As such, the subject properties shall not be used for any purpose other than those uses and buildings that currently exist on the site. Any new uses or buildings, where the construction of which will increase sanitary or private water, or groundwater flows to municipal sanitary sewers, will not be permitted until such time that the holding provision has been removed. The proposed amendment to place a holding provision on the lands subject of the bylaw is consistent with the Provincial Policy Statement (2020), conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), and also conforms to the City's Official Plan, including the Sheppard East Subway Corridor Secondary Plan. This report reviews and recommends approval of the City-initiated application to amend the Zoning By-laws of the subject lands, to add a holding provision on the subject lands to limit any new development until such time as an acceptable sanitary system solution has been implemented to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services.
North York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 625 to 627 Sheppard Avenue East and 6, 8, 10 and 12 Greenbriar Road, 1001 Sheppard Avenue East, 1200, 1210 and 1220 Sheppard Avenue East, 35 McMahon Drive, 40 Esther Shiner Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 3 to the report dated May 28, 2021 from the Acting Director, Community Planning, North York District and Director, Design and Construction, Engineering and Construction Services. 2. City Council amend Zoning By-law 7625, as amended, for the lands at 625 to 627 Sheppard Avenue East and 6, 8, 10 and 12 Greenbriar Road, 1001 Sheppard Avenue East, 1200, 1210 and 1220 Sheppard Avenue East, 35 McMahon Drive, 40 Esther Shiner Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 4 to the report dated May 28, 2021, from the Acting Director, Community Planning, North York District and Director, Design and Construction, Engineering and Construction Services. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services to ensure that any site-specific Zoning By-law Amendment application within the sewershed impacted by the sanitary sewer upgrades that are recommended to City Council for approval or consideration contains provisions for a Holding (H) by-law pursuant to Section 36 of the Planning Act related to the sanitary sewer upgrades in the Sheppard Avenue East corridor area, until such a time as the Holding (H) By-law is removed on all lands subject of the above amendments.
Staff recommendation as filed
The City Planning Division and Engineering and Construction Services recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 625 to 627 Sheppard Avenue East and 6, 8, 10 and 12 Greenbriar Road, 1001 Sheppard Avenue East, 1200, 1210 and 1220 Sheppard Avenue East, 35 McMahon Drive, 40 Esther Shiner Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 3 to this report. 2. City Council amend Zoning By-law 7625, as amended, for the lands at 625 to 627 Sheppard Avenue East and 6, 8, 10 and 12 Greenbriar Road, 1001 Sheppard Avenue East, 1200, 1210 and 1220 Sheppard Avenue East, 35 McMahon Drive, 40 Esther Shiner Boulevard substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 4 to this report. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services to ensure that any site-specific Zoning By-law Amendment application within the sewershed impacted by the sanitary sewer upgrades that are recommended to City Council for approval or consideration contains provisions for a Holding (H) by-law pursuant to Section 36 of the Planning Act related to the sanitary sewer upgrades in the Sheppard Avenue East corridor area, until such a time as the Holding (H) By-law is removed on all lands subject of the above amendments.
NY25.2adopted
Final Report - Official Plan Amendment and Zoning Amendment Applications - 699 Sheppard Avenue East
This application proposes to amend the Official Plan and Zoning By-Law to permit an 12-storey mixed use building, containing 169 residential units at 699 Sheppard Avenue East. The proposed building has total gross floor area of 10,829 m², which would include 50.5 m² of commercial floor space on the ground floor of the building along Sheppard Avenue East. Vehicular access to the site would be provided by a single driveway via Sheppard Avenue East. The proposed development would provide a total of 115 parking spaces located in a two-level underground garage and has a proposed total of 238 bicycle parking spaces. The existing one-storey building on the subject property would be demolished. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposal represents an appropriate intensification of the site in close proximity to a higher order transit station. The proposed massing provides transition to the lower scaled residential neighbourhood to the south and minimizes the amount of parking provided in recognition of the transit available.
North York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 699 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment attached as Attachment 6 to the report dated May 27, 2021, from the Acting Director, Community Planning, North York District. 2. City Council amend Zoning By-law 7625, as amended, for the lands at 699 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 7 to the report dated May 27, 2021, from the Acting Director, Community Planning, North York District. 3. City Council amend City of Toronto Zoning By-law, 569-2013, as amended, for the lands at 699 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 8 to the report dated May 27, 2021, from the Acting Director, Community Planning, North York District. 4. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or 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. the community benefit recommended to be secured in the Section 37 Agreement is $1,025,000 to go towards parkland and other community services and facility improvements within the area, as well as streetscape improvements and that the design of the streetscape improvements comply with the Streetscape Manual, to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the amount above will be indexed upwardly in accordance with Statistics Canada Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported by Statistics Canada in the Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date of the execution of the Section 37 Agreement, or any other necessary agreement, to the date of payment which will be no later than issuance of first above grade building permit; and c. in the event the cash contribution referred to in Recommendation 5.a. above has not been used for the intended purpose within three (3) years of the issuance of first above grade building permit, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 699 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 6 to this report. 2. City Council amend Zoning By-law 7625, as amended, for the lands at 699 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 7 to this report. 3. City Council amend City of Toronto Zoning By-law, 569-2013, as amended, for the lands at 699 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to this report. 4. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and/or 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. the community benefit recommended to be secured in the Section 37 Agreement is $1,025,000 to go towards parkland and other community services and facility improvements within the area, as well as streetscape improvements and that the design of the streetscape improvements comply with the Streetscape Manual, to the satisfaction of the Chief Planner and Executive Director, City Planning; b. the amount above will be indexed upwardly in accordance with Statistics Canada Non-Residential Building Construction Price Index for the Toronto Census Metropolitan Area, reported by Statistics Canada in the Building Construction Price Indexes Table: 18-10-0135-01, or its successor, calculated from the date of the execution of the Section 37 Agreement, or any other necessary agreement, to the date of payment which will be no later than issuance of first above grade building permit; and c. in the event the cash contribution referred to in Recommendation 5.a. above has not been used for the intended purpose within three (3) years of the issuance of first above grade building permit, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor.
NY25.3adopted
This application proposes a comprehensive redevelopment of a master planned community that is comprised of a new 18 storey commercial office building, six residential buildings with heights of 40 storeys (Tower A), 30 storeys (Tower B), 25 storeys (Tower C), 35 storeys (Tower D), 6 storeys (Building F), and 4 storeys (Building G) at the lands municipally known as 2550 Victoria Park Avenue and 2, 4, 6 Lansing Square. This master planned community would also include 3,336.7 square metres of retail space in Towers A to D, a 4,843 square metre public park, three new public streets, two privately owned, publicly accessible open spaces ("POPS"), and the creation of 160 affordable housing rental dwelling units. The existing two, 2-storey office buildings are proposed to be demolished and the existing eight-storey and twelve-storey office buildings are to remain. The proposed development will divide the property into 5 new blocks, including three mixed-use blocks, one office/employment block, and one park block. The proposed development would facilitate the development of a new east-west road, a new north-south road, and the east-west extension of Settlers Road to Victoria Park Avenue. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with the Growth Plan for the Greater Golden Horseshoe (2020). The proposal represents an appropriate use of the land by providing a mix of residential, employment, parks and open space, and the infrastructure to support the development. The proposal is appropriate because it will bring the Zoning By-law into conformity with the Official Plan and the ConsumersNext Secondary Plan. This report reviews and recommends approval of the application to amend the Zoning By-law.
North York Community Council recommends that: 1. City Council amend Zoning By-law 7625, as amended, for the lands at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue substantially in accordance with the draft Zoning By-law attached as Attachment 5a to the report dated June 3, 2021 from the Acting Director, Community Planning, North York District. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5b to the report dated June 3, 2021 from the Acting Director, Community Planning, North York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment(s) as may be required. 4. City Council adopt the Context Plan for 2, 4 and 6 Lansing Square and 2550 Victoria Park Avenue by Bousfields Inc. dated May 2021, substantially in accordance with Attachment 9 to the report dated June 3, 2021 from the Acting Director, Community Planning, North York District. 5. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 4,843 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 and the City Solicitor. 6. 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, and include 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; and b. the Parkland Dedication to be conveyed 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 second above grade building permit for either Tower C or Tower D to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 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. 8. Before introducing the necessary Bills to City Council for enactment, the owner shall submit a Noise Impact Study that is peer reviewed to the satisfaction of the Chief Planner and Executive Director, City Planning. 9. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to obtain draft approval for the Plan of Subdivision file number 20 232552 NNY 17 SB from the Chief Planner and Executive Director, City Planning. 10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner enter into a Section 37 Agreement between the owner and the City of Toronto to be registered on title to the satisfaction of the City Solicitor which will include the following: a. Prior to the issuance of any above grade building permit on the lands, except for Tower E, the owner is to provide a financial contribution to the City of two-million and seven-hundred thousand dollars ($2,700,000) to be used for the improvement of Pleasant View Library. The financial contribution set out above shall be indexed to the Statistics Canada Non-Residential Construction Price Index for Toronto calculated from the date of execution of the Section 37 Agreement to the date of submission of the funds by the owner to the City; b. The owner shall prepare, at its expense, a Public Art Plan (the "Public Art Plan") for the provision of Public Art on the site or adjacent City-owned land and shall submit the Public Art Plan to the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Public Art Commission, and to City Council for approval, in accordance with the terms of the Section 37 Agreement; c. Prior to the issuance of any above grade building permit on the lands, except for Tower E, the owner shall make a Public Art contribution to the City in the amount of five hundred thousand dollars ($500,000) on public art program terms set out in the Section 37 Agreement and to the satisfaction of the Chief Planner and Executive Director, City Planning, which amount shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date of execution of the Section 37 Agreement to the date of issuance of the first above-grade building permit; and d. The owner shall design, construct and operate at least 160 affordable rental dwelling units comprised of approximately 8,919 square metres of residential Gross Floor Area within the approved development at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue, in accordance to the Terms outlined in Attachment 11, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; i. No building permits shall be issued for Phase 2, until an above grade building permit has been issued and obtained for Tower B in Phase 1 containing at least 80 affordable rental housing units (at least 50% of the affordable rental dwelling units to be provided on the site); ii. No building permits shall be issued for Phase 3, until an above grade building permit has been obtained and issued for Tower C in Phase 2 containing the remaining affordable rental housing units; iii. Prior to the issuance of the first above grade building permit for the last phase of the development (Phase 3), the 160 affordable rental dwelling units shall be ready and available for occupancy; and e. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner agrees that construction shall proceed in accordance with the Phasing Plan in Attachment 10 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District; ii. The owner agrees that no above grade building permits shall be issued for Towers A, B, C, or D, or Buildings F or G, in Blocks 1, 2, and 3, until an above grade building permit has been issued and obtained for the office Tower E in Block 4; iii. The owner agrees that prior to any above grade building permits being issued for Phase 2 (any of Towers C, D or Building F), an occupancy permit shall be issued for the office Tower E; iv. The owner shall construct and maintain, at its own expense, an area of not less than 530 square metres east of Tower A as shown in the Context Plan - Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District, for use by the general public as Privately-Owned Publicly accessible Open Space (POPS) with the specific location, configuration and design to be determined and secured through site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning; v. The owner shall construct and maintain, at its own expense, an area of not less than 525 square metres at the southwest corner of Sheppard Avenue East and the new north/south public road as shown in the Context Plan - Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District, for use by the general public as Privately-Owned Publicly accessible Open Space (POPS) with the specific location, configuration and design to be determined and secured through site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning; vi. The owner agrees that prior to the issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public use of the privately-owned publicly accessible open space (POPS) indicated in items 10(e)(iv) and 10(e)(v) above, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; vii. Prior to issuance of the first Above-Grade Building Permit for any portion of the Site, the owner shall make a one-time contribution to the City in the amount of One Hundred Thousand Dollars ($100,000.00) towards the installation of two bike-share stations on the site; viii. The owner shall provide and maintain, as part of Site Plan Approval, a minimum of 4 publicly accessible car-share parking spaces in locations satisfactory to the Chief Planner and Executive Director, City Planning Division, in consultation with the General Manager, Transportation Services; ix. The owner shall introduce a monitoring program for the usage of the car-share vehicles and spaces provided on the site prior to Site Plan Approval of any Tower/Building in Phase 2, including the collection of baseline data to establish a base condition and subsequent data collection program to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the General Manager, Transportation Services; x. At first residential use for any Building in Phase 1, the owner shall provide and maintain shuttle service between the Site and Don Mills Subway Station during the interim condition prior to the easterly extension of higher order transit on Sheppard Avenue East, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the General Manager, Transportation Services; xi. The owner shall provide and maintain real-time transportation screens in locations, through Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, in consultation with the General Manager, Transportation Services; and xii. The owner shall provide proof of purchase and distribution of unloaded PRESTO cards to all first-time residential unit owners/renters to the satisfaction of the Chief Planner and Executive Director, City Planning Division.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend Zoning By-law 7625, as amended, for the lands at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue substantially in accordance with the draft Zoning By-law attached as Attachment No. 5a to this report. 2. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 5b to this report. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment(s) as may be required. 4. City Council adopt the Context Plan for 2, 4 and 6 Lansing Square and 2550 Victoria Park Avenue by Bousfields Inc. dated May 2021, substantially in accordance with Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District. 5. City Council accept an on-site parkland dedication pursuant to Section 42 of the Planning Act having a minimum size of 4,843 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 and the City Solicitor. 6. 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, and include 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; and b. the Parkland Dedication to be conveyed 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 second above grade building permit for either Tower C or Tower D to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor. 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. 8. Before introducing the necessary Bills to City Council for enactment, the owner shall submit a Noise Impact Study that is peer reviewed to the satisfaction of the Chief Planner and Executive Director, City Planning. 9. Before introducing the necessary Bills to City Council for enactment, City Council require the owner to obtain draft approval for the Plan of Subdivision file number 20 232552 NNY 17 SB from the Chief Planner and Executive Director, City Planning. 10. Before introducing the necessary Bills to City Council for enactment, City Council require the owner enter into a Section 37 Agreement between the owner and the City of Toronto to be registered on title to the satisfaction of the City Solicitor which will include the following: a. Prior to the issuance of any above grade building permit on the lands, except for Tower E, the owner is to provide a financial contribution to the City of two-million and seven-hundred thousand dollars ($2,700,000) to be used for the improvement of Pleasant View Library. The financial contribution set out above shall be indexed to the Statistics Canada Non-Residential Construction Price Index for Toronto calculated from the date of execution of the Section 37 Agreement to the date of submission of the funds by the owner to the City; b. The owner shall prepare, at its expense, a Public Art Plan (the "Public Art Plan") for the provision of Public Art on the site or adjacent City-owned land and shall submit the Public Art Plan to the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Public Art Commission, and to City Council for approval, in accordance with the terms of the Section 37 Agreement; c. Prior to the issuance of any above grade building permit on the lands, except for Tower E, the owner shall make a Public Art contribution to the City in the amount of five hundred thousand dollars ($500,000) on public art program terms set out in the Section 37 Agreement and to the satisfaction of the Chief Planner and Executive Director, City Planning, which amount shall be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date of execution of the Section 37 Agreement to the date of issuance of the first above-grade building permit; and d. The owner shall design, construct and operate at least 160 affordable rental dwelling units comprised of approximately 8,919 square metres of residential Gross Floor Area within the approved development at 2, 4, 6 Lansing Square and 2550 Victoria Park Avenue, in accordance to the Terms outlined in Attachment 11, to the satisfaction of the Chief Planner and Executive Director, City Planning Division; i. No building permits shall be issued for Phase 2, until an above grade building permit has been issued and obtained for Tower B in Phase 1 containing at least 80 affordable rental housing units (at least 50% of the affordable rental dwelling units to be provided on the site); ii. No building permits shall be issued for Phase 3, until an above grade building permit has been obtained and issued for Tower C in Phase 2 containing the remaining affordable rental housing units; iii. Prior to the issuance of the first above grade building permit for the last phase of the development (Phase 3), the 160 affordable rental dwelling units shall be ready and available for occupancy; and e. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner agrees that construction shall proceed in accordance with the Phasing Plan in Attachment 10 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District; ii. The owner agrees that no above grade building permits shall be issued for Towers A, B, C, or D, or Buildings F or G, in Blocks 1, 2, and 3, until an above grade building permit has been issued and obtained for the office Tower E in Block 4; iii. The owner agrees that prior to any above grade building permits being issued for Phase 2 (any of Towers C, D or Building F), an occupancy permit shall be issued for the office Tower E; iv. The owner shall construct and maintain, at its own expense, an area of not less than 530 square metres east of Tower A as shown in the Context Plan - Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District, for use by the general public as Privately-Owned Publicly accessible Open Space (POPS) with the specific location, configuration and design to be determined and secured through site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning; v. The owner shall construct and maintain, at its own expense, an area of not less than 525 square metres at the southwest corner of Sheppard Avenue East and the new north/south public road as shown in the Context Plan - Attachment 9 to the report (June 3, 2021) from the Acting Director, Community Planning, North York District, for use by the general public as Privately-Owned Publicly accessible Open Space (POPS) with the specific location, configuration and design to be determined and secured through site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning; vi. The owner agrees that prior to the issuance of the first above-grade building permit, the owner shall prepare all documents and convey, on terms set out in the Section 37 Agreement, an access easement in favour of the City in perpetuity, including support rights as applicable, for public use of the privately-owned publicly accessible open space (POPS) indicated in items 10(e)(iv) and 10(e)(v) above, all to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor; vii. Prior to issuance of the first Above-Grade Building Permit for any portion of the Site, the owner shall make a one-time contribution to the City in the amount of One Hundred Thousand Dollars ($100,000.00) towards the installation of two bike-share stations on the site; viii. The owner shall provide and maintain, as part of Site Plan Approval, a minimum of 4 publicly accessible car-share parking spaces in locations satisfactory to the Chief Planner and Executive Director, City Planning Division, in consultation with the General Manager, Transportation Services; ix. The owner shall introduce a monitoring program for the usage of the car-share vehicles and spaces provided on the site prior to Site Plan Approval of any Tower/Building in Phase 2, including the collection of baseline data to establish a base condition and subsequent data collection program to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the General Manager, Transportation Services; x. At first residential use for any Building in Phase 1, the owner shall provide and maintain shuttle service between the Site and Don Mills Subway Station during the interim condition prior to the easterly extension of higher order transit on Sheppard Avenue East, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, and the General Manager, Transportation Services; xi. The owner shall provide and maintain real-time transportation screens in locations, through Site Plan Approval, to the satisfaction of the Chief Planner and Executive Director, City Planning Division, in consultation with the General Manager, Transportation Services; and xii. The owner shall provide proof of purchase and distribution of unloaded PRESTO cards to all first-time residential unit owners/renters to the satisfaction of the Chief Planner and Executive Director, City Planning Division.
NY25.4referred
This application proposes to construct a seven storey residential building at 2810 to 2814 Bayview Avenue. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). This report reviews and recommends approval of the application to amend the Official Plan and Zoning By-law. The proposal represents an appropriate intensification of the site in close proximity to a higher order transit station. The proposed massing provides transition to the lower scaled residential neighbourhood to the west and minimizes the amount of parking provided in recognition of the transit available.
North York Community Council: 1. Referred the report (April 27, 2021) from the Acting Director, Community Planning, North York District back to staff to work with the applicant and the Ministry of Transportation on a revised proposal for which the number of resident parking spots does not exceed the number of vehicles the Ministry of Transportation will permit exiting onto Bayview Avenue during the morning weekday peak period, together with any other related refinements, and report back to Community Council as soon as possible.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend the Official Plan, for the lands at 2810 to 2814 Bayview Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 7 to this report. 2. City Council amend former City of North York Zoning By-law 7625, as amended, for the lands at 2810 to 2814 Bayview Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to this report. 3. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands at 2810 to 2814 Bayview Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 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.
NY25.5adopted
This application proposes to lift the Holding (H) symbol for the lands municipally known as 665, 667, 669 and 671 Sheppard Avenue West. This amendment would allow for the development of one five-storey and two three-storey buildings on the site. The Zoning By-law contains a Holding (H) symbol due to outstanding sanitary capacity issues. A solution for the sanitary capacity issues has been identified and the contract for the works has been awarded. As such, the Chief Engineer and Executive Director of Engineering and Construction Services is satisfied that the works will be completed long before occupancy of this project and are, therefore, satisfied that the hold can be lifted. This report reviews and recommends approval of the application to lift the Holding (H) Symbol for the lands at 665, 667, 669 and 671 Sheppard Avenue West. The proposed development is consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The redevelopment proposal is in keeping with the Sheppard West/Dublin Secondary Plan by addressing the built form policies of the Plan, appropriately transitioning to the abutting lower density residential uses, and improving the Sheppard Avenue West streetscape.
North York Community Council recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands 665, 667, 669 and 671 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 4 to the report dated May 31, 2021 from the Acting Director, Community Planning, North York District. 2. City Council amend Zoning By-No. 7625, as amended, for the lands at 665, 667, 669 and 671 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 5 to the report dated May 31, 2021 from the Acting Director, Community Planning, North York District. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the Draft Zoning By-law as may be required.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013, as amended, for the lands 665, 667, 669 and 671 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 4 to this report. 2. City Council amend Zoning By-No. 7625, as amended, for the lands at 665, 667, 669 and 671 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 5 to this report. 3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the Draft Zoning By-law as may be required.
NY25.6amended
Final Report - Allen East District Plan
This report recommends that City Council endorse the Allen East District Plan which is comprised of a series of strategies, reports, and guidelines submitted by CreateTO to guide future development within the 57 acres of land generally located south of Sheppard Avenue West, on the east side of William R. Allen Road (Allen Road). The Downsview Area Secondary Plan (DASP) requires the completion of a District Plan, to the satisfaction of the City, prior to any development proceeding in a District. The purpose of the District Plan is to outline development principles and guidelines at a finer level of detail to guide the future development of the area. The District Plan establishes more detailed information on key elements of the District, including land use, built form, blocks and structure plan, the delivery of affordable housing, and the massing and treatment of the public realm and parks and open spaces. The Downsview Area Secondary Plan is under review as a result of the Downsview Airport ceasing operations in the future and it may be necessary to revisit the Allen East District Plan in the future. The current plan, however, reflects those policies of the DASP that are in force today.
North York Community Council recommends that: 1. City Council endorse the Allen East District Plan Final Report and the Allen East District Plan documents submitted by CreateTO to the Acting Director, Community Planning, North York District on March 15, 2021, and direct City staff to review all future development applications within the Allen East District against the documents listed below: a. Allen East District Plan Report, prepared by Urban Strategies Inc., dated March 2021, included as Attachment 13 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; b. Allen East District Plan Urban Design Guidelines, prepared by The Planning Partnership and Perkins + Will, dated February 2021, included as Attachment 14 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; c. Allen East District Plan Affordable Housing Strategy, prepared by Urban Strategies Inc., dated March 2021, included as Attachment 15 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; d. Allen East District Plan Community Services & Facilities Strategy, prepared by Urban Strategies Inc., dated March 2021, included as Attachment 16 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; e. Allen East District Plan Transportation Addendum, prepared by WSP, dated February 2021, included as Attachment 17 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; f. Functional Servicing Memorandum, prepared by WSP, dated March 5, 2021, included as Attachment 18 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; and g. Allen District Plan LEED Neighbourhood Development Feasibility Report, prepared by Enermodal Engineering, dated May 2013, included as Attachment 19 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District. 2. City Council direct CreateTO and their future development partners to submit a Housing Issues Report at the time of the Zoning By-law Amendment application for each development phase to further detail the unit mix, delivery method, and timing for delivery of the affordable housing units in that phase. 3. City Council to direct the Chief Planner and Executive Director, City Planning to consult with CreateTO and the Toronto Parking Authority, to consider incorporating a commuter/shared parking facility within the future Mixed Use Neighbourhood (Phase 3) of the Allen District Plan. 4. City Council to direct the Transportation Services Development Planning and Review Area Manager to conduct the necessary studies to introduce a new signalized intersection at the corner of Joe Swirsky Boulevard and Wilson Heights Boulevard, and report back to North York Community Council by Q1 2022. 5. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with the local Councillor, to continue community and stakeholder engagement by organizing an Allen District Community Working Group that will closely follow and provide feedback on subsequent subdivision and rezoning applications, through the three different Allen District neighbourhood building phases. 6. City Council to direct the Chief Planner and Executive Director, City Planning to consult with the Ward Councillor and the Allen District Community Working Group, prior to the approval of a Construction Mitigation and Tenant Communication Plan, to be supplied by the future developer and pursuant to the Site Plan Approval process required at each of the Allen District Plan development phases. 7. City Council to request the Chief Planner and Executive Director, City Planning to consult with CreateTO and the Housing Secretariat to consider bringing the Housing Now Initiative's affordable housing model to a section of the Apartment Neighbourhood and Mixed Use Neighbourhood during Allen District Plan's phases 2 and 3. 8. City Council to direct the Chief Planner and Executive Director, City Planning and General Manager, Parks Forestry and Recreation, to formalize the existing pedestrian pathway identified as a missing link/gap in the Toronto Transit Commission's 2021 Annual Service Plan, between Banting Park and Sheppard West Station through the installation of an east-west sidewalk in line with Street A's construction. 9. City Council direct the Executive Director, Corporate Real Estate Management, in consultation with the Interim Chief Executive Officer of CreateTO, to explore opportunities to locate a not-for-profit tennis facility, bound to a satisfactory public access agreement, in partnership with the Ontario Tennis Association, to be located on the southwest end of the Allen District and report back to North York Community Council including all major terms and conditions of any required agreement, by October 2021.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council endorse the Allen East District Plan Final Report and the Allen East District Plan documents submitted by CreateTO to the Acting Director, Community Planning, North York District on March 15, 2021, and direct City staff to review all future development applications within the Allen East District against the documents listed below: a. Allen East District Plan Report, prepared by Urban Strategies Inc., dated March 2021, included as Attachment 13 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; b. Allen East District Plan Urban Design Guidelines, prepared by The Planning Partnership and Perkins + Will, dated February 2021, included as Attachment 14 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; c. Allen East District Plan Affordable Housing Strategy, prepared by Urban Strategies Inc., dated March 2021, included as Attachment 15 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; d. Allen East District Plan Community Services & Facilities Strategy, prepared by Urban Strategies Inc., dated March 2021, included as Attachment 16 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; e. Allen East District Plan Transportation Addendum, prepared by WSP, dated February 2021, included as Attachment 17 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; f. Functional Servicing Memorandum, prepared by WSP, dated March 5, 2021, included as Attachment 18 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District; and g. Allen District Plan LEED Neighbourhood Development Feasibility Report, prepared by Enermodal Engineering, dated May 2013, included as Attachment 19 to the report (May 31, 2021) from the Acting Director, Community Planning, North York District. 2. City Council direct CreateTO and their future development partners to submit a Housing Issues Report at the time of the Zoning By-law Amendment application for each development phase to further detail the unit mix, delivery method, and timing for delivery of the affordable housing units in that phase.
NY25.7amended
On December 15, 2020, an application was submitted to amend City of Toronto Zoning By-law Nos. 438-86 and 569-2013 for the sites at 50, 60 and 90 Eglinton Avenue West and 17 and 19 Henning Avenue. The application was submitted as a revision to two previous Zoning By-law Amendment applications on the site, File Nos. 17 250825 NNY 16 OZ (50-60 Eglinton Avenue West) and 14 145916 NNY 16 OZ and 16 140393 NNY 16 OZ (90 Eglinton Avenue West and 17 to 19 Henning Avenue). The sites have now been consolidated under single ownership and the proposal has since been revised. The current application proposes to increase the residential towers from 24 to 34 storeys (west tower) and 32 to 39 storeys (east tower) in height atop a 4-storey base building containing retail and office uses. The application proposes 688 residential units and a total gross floor area of 54,806 square metres, of which 2,919 square metres is proposed for retail uses and 4,078 square metres is proposed for office uses. The resultant floor space index (FSI) would be 13.73 times the area of the lot. On March 17, 2021, the applicant (Madison Group) appealed the Zoning By-law Amendment application to the Local Planning Appeal Tribunal (LPAT). The appeal was made without revisions to the original proposal and citing Council's failure to make a decision on the application within the timeframe prescribed by the Planning Act. A Case Management Conference (CMC) has been scheduled for September 1, 2021. This report recommends that the City Solicitor together with City Planning staff and other appropriate staff be directed to oppose the Zoning By-law Amendment application, in its current form at the LPAT. The proposed development does not achieve appropriate tower separation within the site. The proposed development is not providing appropriate transition to the Neighbourhoods to the north, Eglinton Park to the north and west, the lower-scale Eglinton Park Character Area to the south and west and does not respect the existing area context. Further, at a proposed height of 39-storeys, the east tower is beyond the anticipated 15 to 35 storey height range for the Henning Character Area and does not provide appropriate transition from the Yonge-Eglinton Crossroads Character Area. The application also proposes to remove the pedestrian colonnade along the south and east walls of the designated heritage building, which was provided as a Section 37 contribution as part of the previous zoning approval at 50 and 60 Eglinton Avenue West. The pedestrian colonnade along the heritage building is an important component to the public realm, streetscape and design of the proposal and aligns with Official Plan and Secondary Plan public realm policy. Amongst other matters, the application lacks sufficient office replacement; is not meeting the intent of the City's Growing Up Guidelines; is not providing a public laneway at the rear of the site; and does not have a satisfactory Functional Servicing Report to address servicing issues. This report also recommends that despite the applicant's appeal of the Zoning By-law Amendment application to the LPAT, City Planning staff continue to work with the applicant's team on revisions to the application to bring forward a proposal, within the context of the ongoing Midtown Zoning Review that represents a supportable development of the site. In its current form, the proposed development is not consistent with the Provincial Policy Statement (2020) and does not conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). Additionally, it does not conform to the Yonge-Eglinton Secondary Plan.
North York Community Council recommends that: 1. City Council direct the City Solicitor and appropriate City Staff to attend the Local Planning Appeal Tribunal (LPAT) to oppose the Zoning By-law Amendment application for 50, 60 and 90 Eglinton Avenue West and 17 and 19 Henning Avenue in its current form for reasons set out in the report (May 31, 2021), from the Acting Director, Community Planning, North York District. 2. City Council authorize the City Solicitor and appropriate staff to continue discussions with the applicant in an attempt to resolve issues outlined in the report (May 31, 2021), from the Acting Director, Community Planning, North York District, to the satisfaction of the Chief Planner and Executive Director, City Planning. 3. In the event that the Local Planning Appeal Tribunal allows the appeals in whole or in part, City Council direct the City Solicitor to request that the Tribunal withhold its Order until such time as the Tribunal has been advised by the City Solicitor that: a. the form and content of the Zoning By-law Amendments are satisfactory to the Acting Director, Community Planning, North York District and City Solicitor; b. the owner has addressed the comments in the Engineering and Construction Services memo dated March 18, 2021, as applicable, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with appropriate City Staff; c. the owner has submitted a revised Transportation Impact Study and a Travel Demand Management (TDM) Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services and that such matters arising from such study, be secured if required; including contribution to the expansion of the City's bike share system in the area to meet the Toronto Green Standard Version 3 requirements, as well as providing a dedicated, publicly accessible car share vehicle space and services on site; d. the owner has submitted an updated wind study that includes a wind tunnel analysis and any associated wind mitigation measures that properly considers the surrounding context; and e. the owner has entered into an Agreement pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning for the purpose of securing appropriate community benefits that have been identified as being priorities through the Yonge-Eglinton Secondary Plan, and to be registered on title to the lands at 50, 60 and 90 Eglinton Avenue West and 17 and 19 Henning Avenue. 4. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement the foregoing. 5. City Council request the General Manager, Toronto Water to bring forward a report at the September 13, 2021 North York Community Council meeting regarding sewer and water capacity related to this application and other recent Development Applications in the area bounded by Eglinton Avenue West to the south, north to Roselawn Road and the west side of Yonge Street to Duplex Avenue.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor and appropriate City Staff to attend the Local Planning Appeal Tribunal (LPAT) to oppose the Zoning By-law Amendment application for 50, 60 and 90 Eglinton Avenue West and 17 and 19 Henning Avenue in its current form for reasons set out in the report (May 31, 2021), from the Acting Director, Community Planning, North York District. 2. City Council authorize the City Solicitor and appropriate staff to continue discussions with the applicant in an attempt to resolve issues outlined in the report (May 31, 2021), from the Acting Director, Community Planning, North York District, to the satisfaction of the Chief Planner and Executive Director, City Planning. 3. In the event that the Local Planning Appeal Tribunal allows the appeals in whole or in part, City Council direct the City Solicitor to request that the Tribunal withhold its Order until such time as the Tribunal has been advised by the City Solicitor that: a. the form and content of the Zoning By-law Amendments are satisfactory to the Acting Director, Community Planning, North York District and City Solicitor; b. the owner has addressed the comments in the Engineering and Construction Services memo dated March 18, 2021, as applicable, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services to the satisfaction of the Chief Planner and Executive Director, City Planning, in consultation with appropriate City Staff; c. the owner has submitted a revised Transportation Impact Study and a Travel Demand Management (TDM) Plan acceptable to, and to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Transportation Services and that such matters arising from such study, be secured if required; including contribution to the expansion of the City's bike share system in the area to meet the Toronto Green Standard Version 3 requirements, as well as providing a dedicated, publicly accessible car share vehicle space and services on site; d. the owner has submitted an updated wind study that includes a wind tunnel analysis and any associated wind mitigation measures that properly considers the surrounding context; and e. the owner has entered into an Agreement pursuant to Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning for the purpose of securing appropriate community benefits that have been identified as being priorities through the Yonge-Eglinton Secondary Plan, and to be registered on title to the lands at 50, 60 and 90 Eglinton Avenue West and 17 and 19 Henning Avenue. 4. City Council authorize the City Solicitor and necessary City staff to take such necessary steps, as required, to implement the foregoing.
NY25.8adopted
Request for Direction Report - Zoning By-law Amendment Application - 2 Valleyanna Drive
This application proposes to amend the Zoning By-law for the property at 2 Valleyanna Drive to permit a three-storey residential addition with a flat roof (9.6 metres). Four new three-bedroom units are proposed and the existing heritage building would be retained and converted into a three bedroom dwelling, and partially incorporated into the proposed building as the 5th unit via a single-storey connection. The proposed units would be three storeys (plus a basement level), and the converted heritage building would comprise two storeys (without a basement level). The proposed gross floor area is 2,096.7m2, which equates to a density of 1.11 FSI. The applicant appealed the Zoning By-law Amendment application to the Local Planning Appeal Tribunal (LPAT) on March 30, 2021. The appeal was made citing Council's failure to make a decision on the application within the timeframe prescribed by the Planning Act. A Case Management Conference has yet to be scheduled. The proposed development in its current form is not consistent with the Provincial Policy Statement (2020) and does not conform with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), the City's Official Plan and the Townhouse and Low-Rise Apartment Guidelines. This report recommends that the City Solicitor, together with City Planning staff, and other appropriate City staff, attend the LPAT hearing in opposition to the current proposal. It is also recommended that staff continue to work with the applicant in an attempt to resolve the outstanding issues with the application as outlined in this report.
North York Community Council recommends that: 1. City Council direct the City Solicitor, together with City Planning staff and other appropriate staff to attend the Local Planning Appeal Tribunal hearing to oppose the Zoning By-law Amendment Application in its current form, for the reasons set out in the Report dated May 31, 2021. 2. City Council direct City Planning Staff to continue to work with the applicant to resolve the issues detailed in this report. 3. In the event that the Local Planning Appeal Tribunal approves the application in whole or in part, City Council authorize the City Solicitor to request the Local Planning Appeal Tribunal withhold its Order approving any Zoning By-law Amendment applicable to the subject lands until such time as the City Solicitor confirms that: a. the final form and content of the draft Zoning By-law Amendment is satisfactory to the City Solicitor, and the Chief Planner and Executive Director, City Planning Division, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services; b. the Local Planning Appeal Tribunal has received confirmation from the City Solicitor that: i. the Owner has submitted revised architectural plans and landscaping plans reflecting the proposal, to the satisfaction of the Chief Planner and Executive Director, City Planning; ii. the Owner has addressed the comments in the Engineering and Construction Services memo dated July 27, 2020, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; iii. the Owner has at his sole expense provided a revised Functional Servicing Report and Stormwater Management Report, Hydrogeological Assessment Review, including the Foundation Drainage Report, all to be satisfactory to the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Toronto Water; iv. the Owner at its sole expense designed and provided financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Functional Servicing Report and Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Functional Servicing Report and Stormwater Management Report, Foundation Drainage Report, and Hydrogeological Review, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; v. should it be deemed necessary by the Chief Engineer and Executive Director, Engineering and Construction Services, the by-laws require the owner, at no cost to the City, prior to the issuance of any above grade permit for all or any part of the site, including any conditional above-grade building permit, to design, financially secure, construct, and make operational, any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Functional Servicing Report and Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Toronto Water, and the City Solicitor; vi. the Owner has demonstrated within the revised Servicing drawings that space is provided within the development for installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681.10; vii. the Owner has provided a revised Arborist Report which accurately details the tree preservation plan, to the satisfaction of General Manager, Parks, Forestry and Recreation; viii. the Owner has submitted an updated complete Toronto Green Standards (TGS) Checklist and Statistics Template; and ix. all other required plans and reports have been submitted and accepted by relevant City Divisions and external agencies to enable the City to complete the review of the Zoning By-law Amendment application.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Council direct the City Solicitor, together with City Planning staff and other appropriate staff to attend the Local Planning Appeal Tribunal hearing to oppose the Zoning By-law Amendment Application in its current form, for the reasons set out in the Report dated May 31, 2021. 2. City Council direct City Planning Staff to continue to work with the applicant to resolve the issues detailed in this report. 3. In the event that the Local Planning Appeal Tribunal approves the application in whole or in part, City Council authorize the City Solicitor to request the Local Planning Appeal Tribunal withhold its Order approving any Zoning By-law Amendment applicable to the subject lands until such time as the City Solicitor confirms that: a. the final form and content of the draft Zoning By-law Amendment is satisfactory to the City Solicitor, and the Chief Planner and Executive Director, City Planning Division, in consultation with the Chief Engineer and Executive Director, Engineering and Construction Services; b. the Local Planning Appeal Tribunal has received confirmation from the City Solicitor that: i. the Owner has submitted revised architectural plans and landscaping plans reflecting the proposal, to the satisfaction of the Chief Planner and Executive Director, City Planning; ii. the Owner has addressed the comments in the Engineering and Construction Services memo dated July 27, 2020, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services; iii. the Owner has at his sole expense provided a revised Functional Servicing Report and Stormwater Management Report, Hydrogeological Assessment Review, including the Foundation Drainage Report, all to be satisfactory to the Chief Engineer and Executive Director, Engineering and Construction Services, and the General Manager, Toronto Water; iv. the Owner at its sole expense designed and provided financial securities for any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Functional Servicing Report and Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and General Manager, Toronto Water, should it be determined that improvements or upgrades are required to support the development, according to the accepted Functional Servicing Report and Stormwater Management Report, Foundation Drainage Report, and Hydrogeological Review, accepted by the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water; v. should it be deemed necessary by the Chief Engineer and Executive Director, Engineering and Construction Services, the by-laws require the owner, at no cost to the City, prior to the issuance of any above grade permit for all or any part of the site, including any conditional above-grade building permit, to design, financially secure, construct, and make operational, any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Functional Servicing Report and Stormwater Management Report, and Hydrogeological Review, including the Foundation Drainage Report, to support the development, all to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, the General Manager, Toronto Water, and the City Solicitor; vi. the Owner has demonstrated within the revised Servicing drawings that space is provided within the development for installation of maintenance access holes and sampling ports on the private side, as close to the property line as possible, for both the storm and sanitary service connections, in accordance with the Sewers By-law Chapter 681.10; vii. the Owner has provided a revised Arborist Report which accurately details the tree preservation plan, to the satisfaction of General Manager, Parks, Forestry and Recreation; viii. the Owner has submitted an updated complete Toronto Green Standards (TGS) Checklist and Statistics Template; and ix. all other required plans and reports have been submitted and accepted by relevant City Divisions and external agencies to enable the City to complete the review of the Zoning By-law Amendment application.
NY25.9adopted
This report provides information and identifies a preliminary set of issues regarding the Zoning By-law Amendment and Rental Housing Demolition applications submitted for the lands at 2808 to 2810 Keele Street. The applications propose to demolish an existing four-storey rental apartment building and single-detached house, which together contain 54 rental dwelling units, in order to redevelop the lands with a 12-storey (36 metres high) rental apartment building comprised of 288 rental units and two rental semi-detached houses. Staff are currently reviewing the applications, which have been circulated to all appropriate agencies and City Divisions for comment. Staff will proceed to schedule a community consultation meeting for the applications with the Ward Councillor.
North York Community Council directed that: 1. City Planning staff be directed to schedule a community consultation meeting on the applications for 2808 to 2810 Keele Street, 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. City Planning staff be directed to schedule a community consultation meeting on the applications for 2808 to 2810 Keele Street, 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.
NY25.10amended
This report provides information and identifies a preliminary set of issues regarding the application located at 1350 Sheppard Avenue West (Downsview Secondary Plan, William Baker District). These applications propose the development of the existing open space lands by creating a planning framework through a district plan to support a new neighbourhood within the William Baker District of the Downsview Area Secondary Plan. The lands would be developed over phases with new development blocks and roads that would include a broad range and mix of uses, including new parks and open spaces, built forms, densities, housing and unit types and tenures, including affordable and senior's options. The development would be supported by existing transit as well as existing and planned community services and facilities. In addition to the district plan for the entire site, the first phase of development initiated by these Zoning By-law Amendment and Plan of Subdivision applications, proposes the creation of 13 subdivision blocks with 1,400 new residential units. This first phase of development located at the south end of the site along the Sheppard Avenue West and Keele Street frontages includes a mix of tall, mid-rise and low-rise residential and mixed use blocks ranging in height from 4 to 20 storeys. Phase 1 incorporates the existing woodlot natural feature, provides for additional green space buffering around the woodlot feature as well as for a new park and pedestrian pedestrian/cycling bridge to provide a link to Downsview Park to the south. The proposal also contemplates mixed use and commercial developments that will create a neighbourhood focus and gateway to the community at the Keele Street and Sheppard Avenue West intersection. The application also includes the creation of a new east-west street to serve the proposed Phase 1 development blocks, and which would run between Keele Street and Sheppard 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.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 1350 Sheppard Avenue West (Downsview Lands Secondary Plan, William Baker District) together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents the area bounded by Grandravine Drive to the north, Downsview Dells Park to the west, Downsview Park Boulevard to the south and Sheppard Avenue West to the east, 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. 3. The Acting Director, North York Community Planning: a. During the planning review process, explore the potential of leveraging the City-owned lands located north of the William Baker neighbourhood study area, between Tuscan Gate Rd. and Keele Street, into a publicly accessible multipurpose active-transportation corridor, designated as Open Space/Parkland. b. Explore the potential integration of a road connection extending northwards from the proposed EA Approved Transit Road Alignment and newly proposed Street C, to St. Regis Crescent. c. Collaborate with Canada Lands Corporation and private organizations to introduce a complete senior community/village facility, committed to the provision of affordable rental and affordable ownership units as well as accessible retail, wrap-around and primary medical care services, within Phase 1 of the William Baker District proposal. d. Work with Canada Lands Corporation to resolve the numerous parkland/open space dedication, tree preservation, natural heritage and ravine protection issues identified by Planning, Ravine and Natural Feature Protection, and Urban Forestry staff, in consultation with Indigenous Lands Stewardship Circle, within the William Baker woodlot, before a Final Report is submitted to North York Community Council. e. Further engage Canada Lands Corporation, Toronto District School Board/Toronto Lands Corporation and Toronto Catholic District School Board to consider highlighted student capacity issues and the building of new schools within the Downsview Area Secondary Plan boundaries. f. Work with Canada Lands Corporation to explore a potential partnership with the neighbouring Downsview Long Term Care Centre to be part of the seniors village within the William Baker District lands.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 1350 Sheppard Avenue West (Downsview Lands Secondary Plan, William Baker District) 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.
NY25.11amended
On May 28, 2020, City Council directed City Planning staff to initiate an Official Plan Amendment application to redesignate the lands currently utilized by the Toronto Parking Authority (TPA) at the subject site to Parks and Open Space Areas. This was a recommendation as result of a development approval at 2409 to 2514 Yonge Street, 10 to 12 Castlefield Avenue, and portions of 20 Castlefield Avenue and 567 Duplex Avenue. This application would also amend relevant schedules within the Yonge Eglinton Secondary Plan. Staff are currently reviewing applicable policies that impact the subject site. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 20 Castlefield Avenue, 565 Duplex Avenue and 567 Duplex 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. 3. The Acting Director, Community Planning, North York District, create a working group made up of representatives from City Planning, Parks, Forestry and Recreation, Toronto Parking Authority, and the local Councillor's Office to ensure a co-ordinated and expeditious transformation of the Green P property into a Public Park as per the Midtown in Focus and OPA 405 designation of this site as Public Open Space and a future park.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 20 Castlefield Avenue, 565 Duplex Avenue and 567 Duplex 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.
NY25.12adopted
Preliminary Report - Zoning By-law Amendment Application - 425 Lawrence Avenue West
This report provides information and identifies a preliminary set of issues regarding the application located at 425 Lawrence Avenue West. The applicant is proposing to construct a two-storey addition on top of the existing building and rear four-storey addition with five new rental dwelling units. The current residential building has five rental dwelling units and the total rental dwelling units will be 10. 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.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 425 Lawrence 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 425 Lawrence 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.
NY25.13adopted
This report provides information and identifies a preliminary set of issues regarding the application to amend the Official Plan and Zoning By-law for the properties at 412 and 414 Marlee Avenue, and 281, 283, and 285 Hillmount Avenue to permit a proposed 10-storey 30 metres high (36 metres high to top of the mechanical penthouse), residential midrise building with a total of 190 dwelling units and ground floor commercial uses, for a proposed total gross floor area of 13,503 square metres (density of 4.41 times the area of the lot). This application represents a lot assembly of five residential lots with a proposed frontage of 69 metres along Marlee Avenue and a lot area of 3,061 square metres. 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.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 412 and 414 Marlee Avenue, and 281, 283, and 285 Hillmount 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 412 and 414 Marlee Avenue, and 281, 283, and 285 Hillmount 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.
NY25.14adopted
Preliminary Report - Zoning By-law Amendment Application - 6035 Bathurst Street
This report provides information and identifies a preliminary set of issues regarding the application located at 6035 Bathurst Street. The application proposes a 14-storey (45.05 metres excluding mechanical penthouse) residential building containing a total of 220 dwelling units on the subject site. The proposed gross floor area (GFA) of the development is 15,269 square metres, with a floor space index (FSI) of 7.04 times the site area. The proposed development also includes four levels of underground parking, providing a total of 150 resident and visitor parking spaces for residents and visitors. On April 20, 2021, North York Community Council referred the Preliminary Report (dated March 16, 2021), from the Acting Director, Community Planning, North York, (Item NY23.12) back to staff for discussions with the applicant on how to make the application comply with the applicable City planning standards. Planning staff had discussions with the applicant and on May 27, 2021, the applicant met with staff and presented a revised set of architectural plans agreeing to reduce the height of the proposed building from 14 storeys to 12 storeys. The revised proposal and supporting information will be circulated and reviewed by all appropriate agencies and City divisions once a formal resubmission is made. Staff will proceed to schedule a community consultation meeting for the application with the Ward Councillor.
North York Community Council directed that: 1. Staff schedule a community consultation meeting for the application located at 6035 Bathurst Street 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.
Staff recommendation as filed
The City Planning Division recommends that: 1. Staff schedule a community consultation meeting for the application located at 6035 Bathurst Street 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.
NY25.15amended
Status Report - Sheppard Avenue East Planning Review
This report provides a status on the review of the Sheppard Avenue East Planning Review and summarizes the analysis completed to date, issues that have currently been identified and next steps for this study as directed by North York Community Council on March 1, 2021. This report also proposes draft delineations for the Major Transit Station Areas for consultation to be considered in the context of the review of major transit station areas through the City-wide Growth Plan conformity exercise. The purpose of the study is to examine whether the existing policies provide for appropriate density, height and other policy considerations in the Sheppard East Subway Corridor Secondary Plan. The study will also evaluate whether there is potential for appropriate, grade-related, low-rise intensification opportunities on existing older two-storey and three-storey townhouse and apartment building sites in the vicinity of Talara Drive and Highway 401 that are designated Neighbourhoods and Apartment Neighbourhoods.
North York Community Council: 1. Directed the Chief Planner and Executive Director, City Planning to continue the review and analysis of the policy framework for this segment of Sheppard Avenue East in phases and to facilitate more public engagement. 2. Endorsed the Draft Boundaries for Major Transit Station Areas map attached as Attachment 2 to the report dated May 18, 2021 from the Acting Director, Community Planning, North York District for consultation to be considered in the context of the review of major transit station areas through the city-wide Growth Plan conformity exercise. That: 3. Directed the Chief Planner and Executive Director, City Planning to include a review of community services and facilities, including any updates to area schools and hospitals, and identify opportunities for the City to advance community services and facilities, in consultation with the local ward Councillor. 4. Directed the Chief Planner and Executive Director, City Planning to report back as part of the final staff report by Q1 2022.
Staff recommendation as filed
The City Planning Division recommends that North York Community Council: 1. Direct the Chief Planner and Executive Director, City Planning to continue the review and analysis of the policy framework for this segment of Sheppard Avenue East in phases and to facilitate more public engagement. 2. Endorse the Draft Boundaries for Major Transit Station Areas map attached as Attachment 2 to this report for consultation to be considered in the context of the review of major transit station areas through the city-wide Growth Plan conformity exercise.
NY25.16adopted
Stop Control - North-south segment of Elvina Gardens and east-west segment of Elvina Gardens
This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision. Transportation Services is requesting approval to install southbound stop control on the north-south segment of Elvina Gardens at the intersection with the east-west segment of Elvina Gardens. Currently there is no stop control at the intersection. The installation of southbound stop control will clearly designate the right-of-way at the intersection and thereby enhance safety for all road users.
North York Community Council: 1. Authorized a compulsory stop control for southbound traffic on Elvina Gardens (north/south segment) at Elvina Gardens (east/west segment).
Staff recommendation as filed
The Acting Director, Traffic Management, Transportation Services recommends that: 1. North York Community Council authorize a compulsory stop control for southbound traffic on Elvina Gardens (north/south segment) at Elvina Gardens (east/west segment).
NY25.17adopted
Designation of Fire Routes and amendment to Chapter 880 - Fire Routes - 555 Steeprock Drive
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.
North York Community Council: 1, Designated part or those parts of the private road or roads shown on the site plan filed with the Acting Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes: a. 555 Steeprock Drive. 2. Authorized the Acting Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Acting Fire Chief, 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 plan filed with the Acting Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes: a. 555 Steeprock Drive. 2. North York Community Council authorize the Acting Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY25.18adopted
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.
North York Community Council: 1. Designated part or those parts of the private road or roads shown on the site plan filed with the Acting Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes: a. 500 Duplex Avenue; and b. 730 Eglinton Avenue West. 2. Authorized the Acting Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Acting Fire Chief, 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 plan filed with the Acting Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes: a. 500 Duplex Avenue; and b. 730 Eglinton Avenue West. 2. North York Community Council authorize the Acting Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY25.19adopted
Designation of Fire Routes and amendment to Chapter 880 - Fire Routes - 1075 Millwood Road
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.
North York Community Council: 1. Designated part or those parts of the private road or roads shown on the site plan filed with the Acting Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes: a. 1075 Millwood Road. 2. Authorized the Acting Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
Staff recommendation as filed
The Acting Fire Chief, 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 plan filed with the Acting Fire Chief in respect of the municipal addresses set out below, as fire routes pursuant to Municipal Code Chapter 880 - Fire Routes: a. 1075 Millwood Road. 2. North York Community Council authorize the Acting Fire Chief and City Solicitor to take the appropriate action to make a designated Fire Route.
NY25.20adopted
Intention to Designate under Part IV, Section 29 of the Ontario Heritage Act - 2 Valleyanna Drive
This report recommends that City Council state its intention to designate the property at 2 Valleyanna Drive under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value for its design and physical, historical and associative, and contextual value. The property at 2 Valleyanna Drive, Annandale/Uplands, was listed on the City of Toronto's Heritage Register on September 27, 2006. The property at 2 Valleyanna Drive is located at the northeast corner of Bayview Avenue and Valleyanna Drive and is comprised of a two-storey, L-shaped building. Originally the gatehouse to Dr Herbert Alexander Bruce's "Annandale" estate, which served as the physical and visual entryway to his 100-acre property, the building was designed by renowned architect Eden Smith in 1920-21, and is situated on a rectangular-shaped portion of the property fronting Bayview Avenue. In 1956-7, after Valleyanna Drive was created, the gatehouse, then called "Uplands," was sold to Frederick E. Fletcher and his wife, Barbara Jean Fletcher, who converted the building for residential use. The adaptive reuse involved conceptually re-orienting the converted gatehouse to the quieter residential street of Valleyanna Drive by filling in the original carriageway and introducing the front entrance on the east elevation. It also involved conducting interior alterations and adding the octagonal dining room wing at the northeast end of the property, which created its present L-shape plan. Following research and evaluation undertaken according to Ontario Regulation 9/06, the provincial criteria prescribed for municipal designation, it has been determined that the property at 2 Valleyanna Drive merits designation under Part IV Section 29 of the Ontario Heritage Act for its design and physical, historical and associative, and contextual value. An application was made to amend the Zoning By-law for the property at 2 Valleyanna Drive to permit a three-storey residential addition containing 4 units, retaining and converting the existing gatehouse into a three-bedroom dwelling within the proposed development. A Preliminary Report on the application was adopted by North York Community Council on September 10, 2020 authorizing staff to conduct a community consultation meeting. The applicant appealed the Zoning By-law Amendment application to the Ontario Land Tribunal (OLT) (previously the Local Planning Appeal Tribunal or LPAT) on March 30, 2021. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies. Designation enables City Council to review proposed alterations for the property, enforce heritage property standards and maintenance, and refuse demolition.
North York Community Council recommends that: 1. City Council state its intention to designate the property at 2 Valleyanna Drive under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance: 2 Valleyanna Drive (Reasons for Designation) attached as Attachment 3 to the report (May 25, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the bills in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with 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 to designate the property.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council state its intention to designate the property at 2 Valleyanna Drive under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance: 2 Valleyanna Drive (Reasons for Designation) attached as Attachment 3 to the report (May 25, 2021) from the Senior Manager, Heritage Planning. 2. If there are no objections to the designation, City Council authorize the City Solicitor to introduce the bills in Council designating the property under Part IV, Section 29 of the Ontario Heritage Act. 3. If there are objections in accordance with 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 to designate the property.
NY25.21amended
Inclusion on the City of Toronto's Heritage Register - 55 St Edmunds Drive
This report recommends that City Council include the property at 55 St. Edmunds Drive on the City of Toronto's Heritage Register for its cultural heritage value. The subject property is east of Yonge Street and south of Lawrence Avenue East, situated prominently at the northeast corner of St. Edmunds Drive and Lympstone Avenue in the Lawrence Park neighbourhood. It contains a two and a half storey stucco-clad house with stone detail constructed in 1926 to plans prepared by the architect William Breden Galbraith, and is a fine and representative example of the Tudor Revival style. 55 St. Edmunds Drive represents the early wave of residential development in the Lawrence Park neighbourhood, which was planned and developed on the Garden Suburb model and envisioned by businessman Wilfrid Dinnick. The neighbourhood was developed to plans prepared by the architects Vaux Chadwick and Samuel Beckett and features houses designed by some of Toronto's most prolific and talented 20th century architects. 55 St. Edmunds Drive is one of six houses known to have been designed by William Breden Galbraith within the Lawrence Park neighbourhood, of which four remain. Galbraith is believed to have been a self-taught architect, who established a primarily residential practice in Toronto in 1918. He designed one of the earliest houses in Lawrence Park - in 1913 - for himself, and through the 1910s and 1920s received commissions within the neighbourhood as well as in other residential suburbs in Toronto, including Rosedale, Forest Hill and Moore Park. Much of Galbraith's residential portfolio was featured through a series of articles published in the newspaper Saturday Night between 1925 and 1930, and which were subsequently included in his 1930 pattern book, A Canadian Home Plan Book. 55 St. Edmunds Drive is featured as house plan number 1601 in the aforementioned publication. The property at 55 St. Edmunds Drive was documented by the Toronto Historical Board in 1982, and was included in the Historical Walking Tour of Lawrence Park (2007 edition), published by the Toronto Public Library in partnership with the Lawrence Park Ratepayers' Association and the North Toronto Historical Society. A nomination was submitted to Heritage Planning by the North York Community Preservation Panel with the support of the North Toronto Historical Society in May, 2021 requesting the property be evaluated to determine whether it merits inclusion on the City's Heritage Register. City staff have undertaken further research and evaluation and determined that the property at 55 St. Edmunds Drive meets Ontario Regulation 9/06, the criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act, which the City of Toronto also applies when evaluating properties for inclusion on the Heritage Register. Properties on the Heritage Register will be conserved and maintained in accordance with the Official Plan Heritage Policies.
North York Community Council recommends that: 1. City Council include the property at 55 St Edmunds Drive on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion), attached as Attachment 3 to the report (May 25, 2021) from the Senior Manager, Heritage Planning, Urban Design, City Planning. 2. City Council state its intention to designate the property at 55 St. Edmunds Drive under Part IV, Section 29 of the Ontario Heritage Act, in accordance with the Statement of Significance: 55 St. Edmunds Drive (Reasons for Designation) attached as Attachment 3 to the report (June 10, 2021) from the Senior Manager, Heritage Planning. 3. If there are no objections to the designation, 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. 4. If there are objections in accordance with the Ontario Heritage Act, City Council direct the City Clerk to refer the designation to the Conservation Review Board. 5. 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 to designate the property.
Staff recommendation as filed
The Senior Manager, Heritage Planning, Urban Design, City Planning recommends that: 1. City Council include the property at 55 St. Edmunds Drive on the City of Toronto's Heritage Register in accordance with the Listing Statement (Reasons for Inclusion), attached as Attachment 3 to the report (May 25, 2021) from the Senior Manager, Heritage Planning, City Planning.
NY25.22amended
Residential Demolition Application - 2706 Bayview 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 single family dwelling at 2706 Bayview 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.
North York Community Council: 1. Approved the application to demolish the single family dwelling 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 489; and d. that any holes on the property are 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 2706 Bayview Avenue and decide to: 1. Refuse the application to demolish the single family dwelling because there is no permit to replace the building on the site; or, 2. Approve the application to demolish the single family dwelling without conditions; or 3. Approve the application to demolish the single family dwelling 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 489; and d. that any holes on the property are backfilled with clean fill.
NY25.23amended
Re-opening Item NY19.12: Residential Demolition Application - 9 Pleasant 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 single family dwelling at 9 Pleasant 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.
North York Community Council: 1. Re-opened Item NY19.12, titled, "Residential Demolition Application - 9 Pleasant Avenue", amended by North York Community Council on November 4, 2020. 2. Approved 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 489, and d. that any holes on the property are 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 9 Pleasant Avenue and decide to: 1. Re-open Item NY19.12, titled, "Residential Demolition Application - 9 Pleasant Avenue", amended by North York Community Council on November 4, 2020. 2. Refuse the application to demolish the single family dwellings because there is no permit to replace the buildings on the site; or, 3. Approve the application to demolish the single family dwellings without conditions; or 4. 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 489, and d. that any holes on the property are backfilled with clean fill.
NY25.24amended
Re-opening Item NY19.13: Residential Demolition Application - 11 Pleasant 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 single family dwelling at 11 Pleasant 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.
North York Community Council: 1. Re-opened Item NY19.13, titled, "Residential Demolition Application - 11 Pleasant Avenue", amended by North York Community Council on November 4, 2020. 2. Approved 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 489; and d. that any holes on the property are 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 11 Pleasant Avenue and decide to: 1. Re-open Item NY19.13, titled, "Residential Demolition Application - 11 Pleasant Avenue", amended by North York Community Council on November 4, 2020. 2. Refuse the application to demolish the single family dwellings because there is no permit to replace the buildings on the site; or, 3. Approve the application to demolish the single family dwellings without conditions; or 4. 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 489; and d. that any holes on the property are backfilled with clean fill.
NY25.25adopted
Encroachment Appeal - 225 Cortleigh Boulevard
This staff report is about a matter of 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 225 Cortleigh Boulevard for a 1.8 metre high wooden fence, with a 3.1 metre setback from the roadway curb on Mona Road at the subject premises. The proposed encroachment does not pose a sight line obstruction. 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. The owners will be given an opportunity to make a deputation before Community Council.
North York Community Council: 1. Approved the request to install a 1.8 metre high wooden fence on the flankage of the subject premises on the public right-of-way at 225 Cortleigh Boulevard, subject to the following conditions: a. the property owners enter into an encroachment agreement with the City of Toronto at the applicant's 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 fence in order to install or maintain services within the affected public right-of-way with no obligation to replace the encroachment; and d. the property owners shall remove the encroachment if required by the General Manager, Transportation Services, at any time and restore the street to the satisfaction of the General Manager, Transportation Services.
Staff recommendation as filed
The Director, Permits and Enforcement, Transportation Services recommends that: 1. North York Community Council approve the request to install a 1.8 metre high wooden fence on the flankage of the subject premises on the public right-of-way at 225 Cortleigh Boulevard, subject to the following conditions: a. the property owners enter into an encroachment agreement with the City of Toronto at the applicant's 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 fence in order to install or maintain services within the affected public right-of-way with no obligation to replace the encroachment; and d. the property owners shall remove the encroachment if required by the General Manager, Transportation Services, at any time and restore the street to the satisfaction of the General Manager, Transportation Services.